HomeMy WebLinkAboutProject PacketMINUTES OF THE
ORONO CITY COUNCIL MEETING
Monday, February 12, 2018
7:00 o'clock p.m.
of Northern Avenue. The proposed lots meet the minimum acreage requirement but the acreage is n
ous. The Jots will be served by City sewer and water.
The Plannin Commission recommended approval of the application , subject to clarificati on tree
removal. The a licant has submitted a tree preservation plan. Staff recommends app val. Staff further
recommends the la scaping requirements be met on both Northern and Togo fro tages.
Curtis noted a slight chang o the resolution was made on Page S=No. 3 / egarding the rain garden. The
Minnehaha Creek Watershed · trict will be in charge of the long-t maintenance of the rain garden
versus a homeowners' association a city-held easement. The a plicant is aware and in favor of this
change .
Mayor Walsh opened the public hearing at 7: '3-.Q .
There were no public comments regarding
Mayor Walsh closed the public hear_· g at 7:43 p.m.
Mayor Walsh stated when t ouncil saw it as a sketch plan, it wasp , !tY straight forward and that this
subdivision should be a eat addition to the neighborhood . Walsh stated't-bere is a practical difficulty
s land given the large body of water in the middle of the parcel.
rosby seconded, to adopt RESOLUTION NO. , a Resolution App ving a
Prelimi Plat and Granting a Conditional Use Permit to Allow Development as lanned
Resi tial Development (PRD) for the Property Located at 3635 Togo Road, File No. 994,
ect to Staff recommendations. Vote: Ayes 5, Nays 0.
16. #18-39 97 REHKAMP LARSON, 1300 BRACKETTS POINT ROAD, VARIANCES -
RES OLUTION NO., 7:45 P.M. -7:48 P.M.
Curtis stated the applicant is requesting variances to make primarily cosmetic changes to the roof of the
home. The current flat roof will be changed to a gable roof within the 75-foot setback. The average
Jakeshore setback line basically goes through the middle of the property . The footprint of the house will
not be expanded.
At their January 16 meeting, the Planning Commission recommended approval. Planning Staff also
recommends approval.
Mayor Walsh opened the public hearing at 7:46 p.m.
Jean Rehkamp Larson stated she is here tonight to answer questions.
Mayor Walsh closed the public hearing at 7:47 p .m.
Seals moved, Crosby seconded, to adopt RESOLUTION NO. , a Resolution Approving Variances
from Municipal Zoning Code Section 78-1279, Rehkamp Larson, 1300 Bracketts Point Road, File
No. 18-3997. Vote: Ayes 5, Nays 0.
Page 6 of 21
#18-3997, Jean Rehkamp Larson o/b/o George Halvorson, 1300 Bracketts Point,
The existing home on the subject property is situated as close as 54.4 to the lake, and is entirely lakeward of the average
lakeshore setback line on the east side of Bracketts Point . The applicant is requesting a lake setback variance in order to
change a flat roof to a gable roof within the 75-foot setback and average lakeshore setback variances in order to add a
second story over the garage, corwert e flet, ooftO"afoof deck, add gable roofs where flat roofs exist, and improve the
aesthetic appearance of the existing home. There will be no expansion of the footprint. The applicant's plan sheets
illustrate the areas of change/expansion.
The applicant's proposal involves replacing the existing flat roof of the one-story conservatory with a pitched roof, thus
increasing the volume of the encroachment within the lake setback. Additionally the roof of the main portion of the
home will be modified to add gables on the north and south ends to replace the existing hipped roof. The roof will not
increase in overall height or peak height, however the mass of the new gable within the 75-foot lake setback will be
greater than existing. Additionally within the average lakeshore setback the proposed improvements to the existing
home will increase the mass of the encroachment within the average lakeshore setback. However, the addition of a
covered entry; a second story over the existing flat roofed, single story garage; a new pitched roof over the flat roofed
conservatory; and change in the roof over the main portion of the home are not likely to adversely impact existing views
of the lake from the adjacent homes. The roof over the main portion of the home will also be modified to add gables on
the north and south ends replacing the existing hipped roof. The roof will not increase in overall height or peak height,
however the mass of the new gables within the average lakeshore setback will be greater than existing.
Staff provided an analysis of the practical difficulties within the staff report. If the planning commission or the public wish
to discuss individual criteria we can do so tonight. The subject home was constructed in the 1950's and predates the
contemporary lake and sightline protection rules. The owners intend to keep the existing home yet wish to make
improvements to better suit their family's needs and to modernize the structure. Staff finds practical difficulties exist
which support granting the requested variances to improve the home.
Comments from neighbors were received and were included in the packet as Exhibit G.
Planning staff recommends approval. The Planning Commission should open the public hearing and accept comments
from the public, then make a motion to continue the public hearing to the r:f/WVU /If\ j I~ CdztJJ U)AY/ll.Y
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AGENDA ITEM
Item No.: 16 Date: February 12 , 2018
Item Description: #18-3997 -Rehkamp Larson, 1300 Bracketts Point Road,
Variances -Resolution
Due
Presenter: Melanie Curtis
Planner
Agenda Public Hearing
Section:
to an error in the public hearing notice for the January Planning Commission meeting,
and to ensure that all impacted property owners have the ability to comment, the public
hearing was opened at the Planning Commission meeting, and continued to the City
Council meeting. The City Council must open the public hearing, invite comment, and
close the public hearing for this item prior to discussion and vote.
1. Purpose . This application is regarding variances to conduct changes, primarily cosmetic
changes, to the roof of the home.
2. MN§lS.99 Application Deadline. The application was received and was considered to
be complete December 13, 2017. The 60-Day review period was extended and will expire
on April 12 , 2018.
3. Background . The applicant is requesting a lake setback variance in order to change a flat
roof to a gable roof within the 75-foot setback and an average lakeshore setback variance
in order to make cosmetic improvements and structural changes to the home situated
entirely lakeward of the average lakeshore setback line .
4. Planning Commission Comment. On January 16 1h, the Planning Commission opened a
public hearing and reviewed the application. Following the public hearing the Commission
voted 5 to O on a motion to approve the variances stating the improvements were thoughtful
and made sense.
5. Public Comment. No additional comments from the public were received regarding this
application.
6. Staff Recommendation. Staff recommends approval.
COUNCIL ACTION REQUESTED
Open the public hearing, receive comments, and make a motion to adopt or amend the approval
resolution.
Exhibits
Exhibit A. Draft Resolution
Exhibit B. Proposed Plans
Exhibit C. Draft PC Minutes
Exhibit D. PC Staff Report
Prepared By: l'Y)CC Reviewed By: J. Barnhart Approved By : ~')R
AGENDA ITEM
References
PC Exhibits O 1/16/18
Exhibit A. Application & Narrative
Exhibit B. Practical Difficulties Documentation Form
Exhibit C. Existing & Proposed Survey/Site Plan
Exhibit D . Proposed Plans and Elevations
Exhibit E . Site Photos
Exhibit F. Aerial Photos
Exhibit G . Submitted Hardcover Calculations
Exhibit H. Neighbor Comments
Exhibit I. 60-Day Extension
Exhibit J. Property Owners List
Exhibit K. Plat Map
Prepared By: l'Y1CC Reviewed By: J. Barnhart Approved By: 9:i'jO<
CITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
NO. ---------
A RESOLUTION
APPROVING VARIANCES FROM
MUNICIPAL ZONING CODE
SECTION 78-1279
FILE NO. 18-3997
Council
Exhibit A
#18-3997
WHEREAS, on December 13 , 2017, on behalf of the property owner, Ferndale
Properties LLC , Rehkamp Larson Architects (hereinafter the "Applicant"), applied for variances from
the City Code for the property addressed 1300 Bracketts Point Road and legally described as :
Lot 4, Rearrangement of Orono Point except that part of vacated Center Avenue as
said Center Avenue was dedicated to the public in the plat of Rearrangement of Orono
Point, lying northerly of a line drawn westerly perpendicular to the west line of said
Lot 4 from a point on said west line distant 182.29 feet northerly from the southwest
corner of said Lot 4, Hennepin County, Minnesota (hereinafter the "Property");
WHEREAS, the Applicants have made application to the City of Orono for a
variance to Orono Municipal Zoning Code Section 78-1279 to allow modification of the roof w ithin
the 75-foot lake setback; and
WHEREAS, the Applicants have made application to the City of Orono for a
variance to Orono Municipal Zoning Code Section 78-1279 to allow modification of the roof w ith i n
the average lakeshore setback ; and
WHEREAS, on January 16, 2018, the Planning Commission opened a public
hearing and recommended approval of the variances ; and
WHEREAS, on February 12 , 2018 , after published and mailed notice in accordance
with Minnesota Statutes and the City Code , the City Council continued the public hearing , at which
time all persons desiring to be heard concerning this application were given the opportunity to
speak thereon ; and
WHEREAS, on February 12 , 2018 , the City Council reviewed the application and
the recommendat ions of the Planning Commission and C ity staff; and
NOW, THEREFORE, BE IT RESOLVED that the City Council of Orono , Minnesota
hereby app roves the requested variances as described above based on one or more of the
following find ings of fact concern ing the Property :
C ITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
NO. ---------
FINDINGS OF FACT:
1. This application was reviewed as Zoning File #18-3997 . The ana lys is contained within
staff memos and the exh ibits attached to the aforesaid memos , all minutes from the above
mentioned meetings, and any and all other materia ls distributed at these meetings are
hereby incorporated by reference.
2. The Property is located in the LR-1A One Fami ly Lakeshore Residentia l Zoning District.
3. The Property contains 3.0 acres in area and has a defined lot width of 320 feet.
4 . The Property is within Tier 1 and hardcover is limited to 25% accord ing to the Stormwater
Qual ity Overlay District.
5. App licant has appl ied for the following variances :
a. Lake Setback Variance
b. Average Lakeshore Setback Variance
6. In cons idering this app lication for variances, the Council has considered the adv ice and
recommendation of the Planning Commission and the effect of the proposed variances
upon the health, safety and welfare of the community, ex isting and anticipated traffic
condit ions , light and a ir, danger of fire , risk to the public safety, and the effect on va lues
of property in the surrounding area .
ANALYSIS:
1. "Variances shall on ly be permitted when they are in harmony with the general purposes
and intent of the ordinance .... The requested average lakeshore setback var iance is in
harmony with the O rdinance as the most adjacent neighbors are situated so that their lake
views will not be impacted by the changes to the ex isting home. T he additional mass of
the roof areas within the 75 -foot lake setback wil l not be closer to the lake than existing
and wi ll not negatively impact the views into the Property from the lake . This cr iterion is
me t.
2. "Variances shall on ly be perm itted ... when the variances are consistent with the
comprehensive plan." The variances result ing in a perm it for construction of
mod ifi cat ions to t he residence , without footprint expans ions, within the setbacks in a
res idential zone a re consistent with the Comprehensive Plan. T his criterion is me t.
2
CITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
NO. ________ _
3. "Variances may be granted when the applicant for the variance establishes that there are
practical difficulties in complying with the zoning ordinance . 'Practical difficulties ,' as used in
connection with the granting of a variance , means that:
a. The property owner in question proposes to use the property in a reasonable manner,
however, the proposed use is not permitted by the official controls.
The request to permit modification of the roof lakeward of the average lakeshore
setback and within the 75-foot lake setback appear to be reasonable as the owners
of the adjacent properties previously stated no objection to the plans ; the mature
vegetation, topography , and home orientation separate the Property from the
adjacent neighbors. This criterion is met.
b. The plight of the landowner is due to circumstances unique to his property not created
by the landowner.
Based on the curvature of the shoreline, the Property , and therefore the subject
home , extends further into the lake than the neighboring properties . Also because of
the shoreline curvature , the home to the north is set back further from the lake than
the subject home resulting in the severe average lakeshore setback applied to the
Property. This criterion is met
c . The variance , if granted, will not alter the essential character of the locality."
The requested variances will not result in the subject home being out of character
with the neighborhood; will not expand the footprint of the home; or result in
additional encroachment into the setbacks toward the lake. This criterion is met.
4. "Economic considerations alone do not constitute practical difficulties ." Econom ic
considerations have not been a factor in the variance approval determination .
5. "Practical difficulties also include but are not limited to inadequate access to direct sunlight
for solar energy systems. Variances shall be granted for earth-sheltered construct ion as
defined in Minn. Stat.§ 216C .06 , subd . 2, when in harmony with Orono City Code Chapter
78 ." This condition is not applicable.
6. "The board or the council may not permit as a variance any use that is not permitted under
Orono City Code Chapter 78 for property in the zone where the affected person's land is
located ." This condition is not applicable , as the use for improvements to a residential
structure is an allowed use in the LR-1A Zoning District.
7. "The board or counci l may permit as a variance the temporary use of a one-fam ily dwelling
as a two-family dwelling." This condition is not applicable .
3
CITY OF ORONO
RESOLUTIO N OF THE CITY COUNCIL
N O. ---------
8. 'The special conditions applying to the structure or land in question are peculiar to such
property or immediately adjoining property ." The extreme curve of the shoreline results in
the average lakeshore setback line encumbering the Property. The proximity of the
existing home to the lake is an existing condit ion setback of the subject home and is
generally not in character with the immediate neighborhood. This criterion is met.
9. "The conditions do not apply generally to other land or structures in the district in which the
land is located ." The shoreline 's curve results in the extreme average lakeshore setback
which encumbers the Property. The proximity of the existing home to the lake is an existing
condition ; the setback of the subject home is not in character with all of the homes the
immediate neighborhood. This criterion is met.
10 . 'The granting of the app licat ion is necessary for the preservation and enjoyment of a
substantia l property right of the applicant." Due to the location of the house and the applied
setbacks, no improvement which expand beyond the existing footprint and wa ll s of the
ex isting home can be conducted without variances . This criterion is met.
11. 'The granting of the proposed variance will not in any way impair health , safety, comfort or
morals, or in any other respect be contrary to the intent of this chapter." Granting the
requested variances will not adversely impact health, safety, comfort, or morals; nor w ill it
be contrary to the intent of the Code.
12. "The granting of such variance will not merely serve as a convenience to the applicant , but
is necessary to alleviate demonstrable difficulty ." The shoreline, topography, and location
of the subject home as well as the adjacent homes create practical difficulties affecting the
Property; the variances are necessary and not merely serve as a convenience to the
owners. This criterion is met.
CONCLUSIONS, ORDER AND CONDITIONS:
Based upon one or more of the above find ings , the Orono City Council hereby grants a
variance to Orono Municipal Zoning Code Section 78-1279 to allow modification of the roof within
the 75-foot lake setback; and a variance to Orono Municipal Zoning Code Section 78-1279 to
allow modification of the roof within the average lakeshore setback, subject to the following
conditions :
1. Council approval is based on the entire record, above Findings .
2. The approved project shall conform to the survey dated 02/17/2017 and building plans
dated 12/13/20 17 submitted by the Applicants and annotated by City staff, attached to this
Resolution as Exhibits A & B .
4
CITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
NO. ---------
3. Any amendments to the plans which are not in conformity with City codes may require
further Planning Commiss ion and City Council review .
4 . Authorities granted by this resolution run with the Property not with the Applicants , but are
permissive only and must be exercised by obtaining a building permit for the new
construction and commencing construction of said project. A framing inspection must be
completed within one year of the date of Council approval , or the variance will expire on
that date (February 12, 2019).
5. Violation of or non-compliance with any of the terms and conditions of this resolution may
result in the termination of any authority granted herein.
ADOPTED by the Orono City Council on this 12 1h day of February , 2018 .
ATTEST : CITY OF ORONO:
Anna Carlson , City Clerk Dennis Walsh , Mayor
5
Resol No.
Exhibit A
#18-3997
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The Halvorson Renovation -Variance Package
DRAWING INDEX
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TITLE SHEET
PROPOSED SITE DIAGRAM
PROPOSED ROOF PLAN
PROPOSED GARAGE SECOND LEVEL
PROPOSED EXTERIOR ELEVATIONS
PROPOSED EXTERIOR ELEVATIONS
PROPOSED EXTERIOR ELEVATIONS
PROPOSED EXTERIOR ELEVATIONS
EXISTI NG EXTERIOR ELEVATIONS
EXISTING EXTERIOR ELEVATIONS
EXISTING EXTERIOR ELEVATIONS
EXISTING EXTERIOR ELEVATIONS
EXTERIOR PHOTOS
EXTERIOR PHOTOS
EXTERIOR PHOTOS
CONTACTS
Owner :
George & lone Halvorson
1300 Brackelts Pomt Road
Orono , MN 55391
Orono, Minnesota
Architect:
Rehkamp Larson Architects Inc.
2732 West 43rd Street
Minneapolis, MN 55410
t. 612 .285 .7275
f. 6 12.285.7274
Conta cts :
Jean Rehkamp Larson , AJA
jean@rehkamplarson .com
Amanda Kay
amenda@rehkarnplarson .com
Bu ilder.
Welch Forsman
6026 Pillsbury Avenue S
Minneapolis , MN 55419
t. 612.827.4455
Contacts:
Don Forsman
don@welchforsman.com
Structural Engineer.
Bunkers & Associates
Structural Engineers
6687 Forest Street
Fa rmington, MN 55024
t. 651 .366 .2853
Contact
Eric Bunkers
ericb@bunkersandassoc1ates .com
GENERAL NOTE:
Interiors :
Alecia Stevens Interiors
510 Groveland Ave , No 116
Minneapohs , MN 55403
I. 612 .889.7188
Contact
Alecia Stevens
alecia@aJec1astevens.com
FULL SIZE SET: 24" X 36" SCALE AS NOTED.
HALF SIZE SET : 11 " X 17" SCALE IS 1/2 OF NOTED.
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GENERAL NOTES :
LJ1. SHADED AREAS DENOTE THE
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VARIANCE.
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3.
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ALL ELEMENTS SHOWN ARE
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SPACE ABOVE AN EXISTING
SPACE . THERE ARE NO NEW
ELEMENTS @ GROUND LEVEL.
ADDITIONAL NOTES
REFERENCING OTHER
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Decembe, 13, 2017
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DRAWING INDEX
ADO TITLE SHEET
A02 PROPOSED SITE DIAGRAM
A13 PROPOSED ROOF PLAN
A14 PROPOSED GARAGE SECOND LEVEL
A20 PROPOSED EXTERIOR ELEVATIONS
A21 PROPOSED EXTERIOR ELEVATIONS
A22 PROPOSED EXTERIOR ELEVATIONS
A23 PROPOSED EXTERIOR ELEVATIONS
X20 EXISTING EXTERIOR ELEVATIONS
X21 EXISTING EXTERIOR ELEVATIONS
X22 EXISTING EXTERIOR ELEVATIONS
X23 EXISTING EXTERIOR ELEVATIONS
X91 EXTERIOR PHOTOS
X92 EXTERIOR PHOTOS
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CONTACTS
Owner:
George & Lone Halvorson
1300 Bracketts Pomt Road
Orono, MN 55391
Orono, Minnesota
Architect :
Rehkamp Larson Architects Inc
2732 West 43rd Street
Minneapolis, MN 55410
t . 612.285 7275
f 612 .285 .7274
Contacts:
Jean Rehkamp Larson, AIA
jean@rehkamplarson.com
Amanda Kay
amanda@rehkamplarson.com
Builder:
Welch Forsman
6026 Pillsbury Avenue S
Minneapolis, MN 55419
t. 612.827 .4455
Contacts:
Don Forsman
don@wetchforsman.com
Structural Engineer:
Bunkers & Associates
Structural Engineers
6687 Fore st Street
Fannington, MN 55024
I 651.366.2853
Contact:
Enc Bunkers
encb@bunkersandassociates.com
GENERAL NOTE :
Interiors:
Alecia Stevens Interiors
510 Groveland Ave , No. 116
Minneapolis, MN 55403
I 612.889 7188
Contact:
Alecia Stevens
elecia@alec1astevens.com
FULL SlZE SET: 24" X 36". SCALE AS NOTED.
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MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Tuesday, January 16, 2018
6:30 o'clock p.m.
6. #18-3997 REHKAMP LARSON ON BEHALF OF GEORGE HALVORSON, 1300
BRACKETTS POINT ROAD, VARIANCES, 7 :15 P.M. -7:24 P.M.
Rehkamp Larson, Applicant , was present.
Curtis stated the applicant is requesting a lake setback variance in order to change a flat roof to a gable
roof within the 75-foot setback and an average lakeshore setback variance in order to make cosmetic
improvements and structural changes to the home situated entirely lakeward of the average lakeshore
setback line. There will be no expansion of the footprint.
Council
Exhibit C
#18-3997
The existing home on the subject property is situated 54.4 feet from the ordinary high-water level of Lake
Minnetonka and entirely lakeward of the average lakeshore setback line on the east side of Bracketts
Point. The applicant's proposal involves replacing the existing flat roof of the one-story conservatory
with a pitched roof, thus increasing the volume of the encroachment within the lake setback. The roof of
the main portion of the home will be modified to add gables on the north and south ends to replace the
existing hipped roof. The roof will not increase in overall height or peak height. However, the mas s of
the new gable within the 75-foot lake setback will be greater than existing.
The home is located entirely lakeward of the average lakeshore setback line based on the homes
immediately to the north and to the south. Those homes do not appear to have existing views of the lake
over the subject property. Instead , each of the homes are situated primarily with views of the lake away
from the subject property . The proposed improvements are not likely to adversely impact the existing
views of the lake from the adjacent homes . In addition , the roof will not increase in overall height or peak
height. However, the mass of the new gables within the average lakeshore setback will be greater than
existing .
Staff has provided an analysis of the practical difficulties in the report and can comment on those if the
Planning Commission desires .
The subject home was constructed in the 1950s and predates the contemporary lake and sightline
protection rules. The owners intend to keep the existing home and also wish to make improvements to
better suit their family 's needs and to modernize the structure . Staff finds practical difficulties ex ist
which support granting the requested variances . Planning Staff recommends approval.
MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Tuesday, January 16, 2018
6:30 o'clock p.m.
Public comments have been received and have been included in the Planning Commission packet.
Landgraver asked whether Staff has any elevation drawings.
Curtis displayed a sketch of the existing home from the street and the lake. Curtis stated while there is an
increase in the overall mass , it is fairly minimal.
Jean Rehkamp Larson stated the property owners purchased the home with the intention of making
improvements. The proposed changes are aesthetic and also help make the house more functional. The
house is significantly toward the lake and any improvements would require a variance. Larson stated the
improvements will greatly improve the value of the home and not impact the neighbors.
Chair Thiesse opened the public hearing at 7:22 p .m .
There were no public comments relating to this application.
Chair Thiesse continued the public hearing to February 12.
Schwingler commented the application is pretty straight forward and significantly improves the aesthetics
of the home.
Lemke stated the proposed improvements make sense.
Landgraver stated normally he would be concerned with the massing effect near the lake but the plan
appears to be a very thoughtful expansion and that he would be in favor of it.
Leskinen indicated she is in agreement with Commissioner Landgraver and that the applicants are limited
in what they can do.
Lemke moved, Landgraver seconded, to recommend approval of Application No. 18-3997, Jean
Rehkamp Larson on behalf of George Halvorson, 1300 Bracketts Point Road, granting of variances
based on Staff's recommendation. VOTE: Ayes 5, Nays 0.
Date Application Received: 12/13/17
Date Application Considered as Complete: 12/13/17
60-Day Review Extension Period Expires: 04/12/18
To:
From:
Date:
Chair Thiesse and Planning Commission Members
Dust i n Rief, City Administrator
Melanie Curtis, Planner l'Y\CC
16 January 2018
Subject: #18-3997, Jean Rehkamp Larson o/b/o George Ha lvorson, 1300 Bracketts Point,
Variances
Public Hearing
Application Summary: The applicant is requesting a lake setback var iance in order to change
a flat roof to a gab le roof within the 75-foot setback and an average lakes ho re setback variance
in order to make cosmetic improvements and structural changes to the home situated entirely
lakeward of the average lakeshore setback l ine.
Staff Recommendation: Planning Department Staff recommends approval.
Background
The exist i ng home on the subject property is situated partially within the 75 -foot lake setback,
and entirely lakewa rd of the average lakeshore setback l ine on the east side of Brac ketts Point.
The applicant, represent i ng the owners of the property, is requesting a lake setback variance i n
order to change a flat roof to a gable roof within the 75-foot setback and average lakeshore
setback variances in order to add a second story over the garage, convert a flat roof to a roof
deck, add gable roofs where flat roofs exist, and i mprove the aesthetic appearance of the
exist i ng home. There will be no expansion of the footprint. The app l icant's plan sheets (Exhibit
D) illustrate the areas of change/expans ion.
LOT ANALYSIS WORKSHEET
Section 78-305 &78-1279 -Setbacks:
LR-lA Required Existing Proposed
Rear/Street 50' +250' No Change
North Side 30' 145' No Change
South Side 30' 73' No Change
Lakeshore 75' 54' No Change
Average Lakeshore The ent i re home is lakewa rd of the average lakeshore
setback line .
Council
Exhibit D
#18-3997
Section78-305 -Lot Area/Width:
LR-lA Lot Area
Required 87,120 s.f. (2.0 acres)
Actual 131,820 s.f. (3.0 acre)
Section 78-1403 -Structural Coverage:
Lot Width
200'
± 320' @75'
FILE #18-399 7
16 Jan 201 8
Page 2 of 5
/ ± 320 ' @ OHWL
The property exceeds 1.99 acres and therefore is not subject to structural coverage limitations.
Section 78-1680 and 78-1700 -Hardcover Calculations:
Stormwater Total Area in Allowed Existing Proposed Overlay District
Tier Zone Hardcover Hardcover Hardcover
Tier 1 131,820 s.f. 32,955 s.f. 23 ,196 s.f. * 23,196 s.f.
(25%) (17 .5%) (17 .5%)
* Staff adjusted the submitted hardcover calculations to exclude all of the retaining walls per
current policy. The portions of house and other hardcover within 75-feet of the lake have not
been itemized out. However, the applicant is not proposing any changes to existing hardcover or
building footprints.
Applicable Regulations:
Lake Setback Variance (Section 78-1279)
The existing home is situated 54 .4 feet from the ordinary high water level (OHWL) of Lake
Minnetonka where, normally, structures are not permitted. The applicant's proposal involves
replacing the existing flat roof of the one-story conservatory with a pitched roof, thus increasing
the volume of the encroachment within the lake setback . Additionally the roof of the main
portion of the home will be modified to add gables on the north and south ends to replace the
existing hipped roof. The roof will not increase in overall height or peak height, however the
mass of the new gable within the 75-foot lake setback will be greater than existing.
Average Lakeshore Setback Variance (Section 78 -1279)
The home is located entirely lakeward of the average lakeshore setback line based on the homes
immediately to the north and to the south. Those homes do not appear to have existing views of
the lake over the subject property rather, each of the homes are situated primarily with views of
the lake away from the subject property.
The applicant is proposing improvements to the existing home which will increase the mass of
the encroachment within the average lakeshore setback . However, the addition of a covered
entry; a second story over the existing flat roofed , single story garage ; a new pitched roof over
the flat roofed conservatory ; and change in the roof over the main portion of the home are not
likely to adversely impact existing views of the lake from the adjacent homes. The roof over the
main portion of the home will also be modified to add gables on the north and south ends
replacing the existing hipped roof. The roof will not increase in overall height or peak height,
however the mass of the new gables within the average lakeshore setback will be greater than
existing .
Governing Regulation: Variance (Section 78-123)
FILE #18-3997
16 Jan 2018
Page 3 of 5
In reviewing applications for variance, the Planning Commission shall consider the effect of the
proposed variance upon the health, safety and welfare of the community, existing and
anticipated traffic conditions, light and air, danger of fire, risk to the public safety, and the effect
on values of property in the surrounding area . The Planning Commission shall consider
recommending approval for variances from the literal provisions of the Zoning Code in instances
where their strict enforcement would cause practical difficulties because of circumstances unique
to the individual property under consideration, and shall recommend approval only when it is
demonstrated that such actions will be in keeping with the spirit and intent of the Orono Zoning
Code. Econom ic considerations alone do not constitute practical difficulties . Practical difficulties
also include but are not limited to inadequate access t o direct sun l ight for solar energy systems.
Variances shall be granted for earth -sheltered construction as defined in M i nn . Stat. § 216C.06,
subd . 2, when in harmony with this chapter. The boa r d or the council may not permit as a
variance any use that is not pe r mitted under this chapter for property in the zone where the
affected person's land is located . The board or council may permit as a variance the temporary
use of a one-fam il y dwell i ng as a two-family dwelling.
Acco rding to MN §462 .537 Subd. 6(2) var iances shall only be permitted when :
1. The var iance is i n harmony with the general intent and purpose of the Ordinance . The
requested average lakeshore setback variance is in harmony with the Ordinance as the
most adjacent neighbors are situated so that their lake views will not be impacted by
the changes to the existi ng home. The additional mass of the roof areas within the 75 -
foot setback will not be closer to the lake than existing and will not negatively impact
the views into the property from the lake. This criterion is met.
2. The var iance is cons istent wit h the comprehensive plan. The variances resulting in a
permit for construction of modifications to the residence without footprint expansions
within the setbacks in a residential zone are consistent with the Comprehensive Plan .
This criterion is met.
3. The applicant establishes that there are p ractical difficulties .
a. The property owner proposes to use t he property in a reasonab le manner no t
permitted by the official controls; The request to permit construction of the
proposed roof changes lakeward of the average lakeshore setback and within
the 75-foot lake setback appear to be reasonable as the owners of the
adjacent properties previously stated no objection to the plans; the mature
vegetation, topography, and home orientation separate the subject property
from the adjacent neighbors. This criterion is met.
b. The re are circumstances unique to the property no t created by the landowner;
Based on the curvature of the shoreline, the subject property, and therefore the
subject home, extends further i nto the lake than the neighboring properties.
Also because of the shoreline curvature, the home to the north is set back
further from the lake than the subject home resulting in the severe average
lakeshore setback applied to the Property. This criterion is met; and
c. The variance w i ll not alter the essential characte r of the locality. The requested
variances will not result in the subject home being out of characte r with the
neighborhood; will not expand the footprint of the home; or result in additional
encroachment into the setbacks toward the lake. This cr iterion is met.
FILE #18-3997
16Jan2018
Page 4 of 5
Additionally City Code 78-123 provides additional parameters within which a variance may be
granted as follows :
4. Economic considerations alone do not constitute practical difficulties. Economic
considerations have not been a factor in the variance approval determination.
5. Practical difficulties also include but are not limited to inadequate access to direct sunlight
for solar energy systems. Variances shall be granted for earth-sheltered construction as
defined in Minn . Stat .§ 216C.06, subd . 2, when in harmony with Orono City Code Chapter
78 . This condition is not applicable.
6. The board or the council may not permit as a variance any use that is not permitted under
Orono City Code Chapter 78 for property in the zone where the affected person's land is
located . This condition is not applicable, as the use for improvements to a residential
structure is an allowed use in the LR-lA Zoning District.
7. The board or council may permit as a variance the temporary use of a one-family dwelling
as a two-family dwelling. This condition is not applicable.
8. The special conditions applying to the structure or land in question are peculiar to such
property or immediately adjoining property . The extreme curve of the shoreline resulting
in the average lakeshore setback which encumbers the subject property. The proximity
of the existing home to the lake is an existing condition setback of the subject home
and is generally not in character with the immediate neighborhood. This criterion is
met.
9. The conditions do not apply generally to other land or structures in the district in which
the land is located . The shoreline's curve results in the extreme average lakeshore
setback which encumbers the subject property. The proximity of the existing home to
the lake is an existing condition setback ofthe subject home and is not in character with
all of the homes the immediate neighborhood. This criterion is met.
10. The granting of the application is necessary for the preservation and enjoyment of a
substantial property right of the applicant. Due to the location of the house and the
applied setbacks, no improvement which expand beyond the existing footprint and
walls of the existing home can be done without variances. This criterion is met.
11. The granting of the proposed variance will not in any way impair health , safety, comfort
or morals, or in any other respect be contrary to the intent of this chapter. Granting the
requested variances will not adversely impact health, safety, comfort, or morals; nor
will it be contrary to the intent of the Code .
12. The granting of such variance will not merely serve as a convenience to the applicant,
but is necessary to alleviate demonstrable difficulty. The shoreline, topography, and
location of the subject home as well as the adjacent homes create practical difficulties
affecting the Property; the variances are necessary and not merely serve as a
convenience to the owners. This criterion is met.
The Commission may recommend or Council may impose conditions in granting of variances.
Any conditions imposed must be directly related to and must bear a rough proportionality to the
impact created by the variance. No variance shall be granted or changed beyond the use
permitted in this chapter in the district where such land is located.
Practical Difficulties Statement
Applicant has completed the Practical Difficulties Documentation Form attached as Exhibit B, and
should be asked for additional testimony regarding the application .
Practical Difficulties Analysis
FILE #18-3997
16 Jan 2018
Page 5 of 5
The subject home was constructed in the 1950's and predates the contemporary lake and
sightline protection rules . The owners intend to keep the exist i ng home yet wish to make
i mprovements to better suit their family's needs and to modernize the st r ucture. Staff finds
practica l difficulties exist which support granting the requested variances t o improve the home .
Public Comments
Comments have been rece ived and are attached as Exhibit G.
Issues for Consideration
1. Does the Planning Comm ission find that that the property owne r proposes to use the
property i n a reasonable manner which is not permitted by an offic i al control?
2. Does the Plann i ng Commiss i on find that the variance(s), if granted, wi l l not alte r the
essentia l character of the ne ighborhood?
3. Does the Commission find it necessary to impose condit i ons i n order to mitigate the
impacts created by the granting of the requested var i ance(s)?
4. Are there any othe r issues or concerns with th is application?
Planning Staff Recommendation
Planning staff recommends approva l.
List of Exhibits
Exhibit A.
Exhibit B.
Exhibit C.
Exhibit D.
Exhibit E.
Exhibit F.
Exhibit G.
Exhibit H.
Exhibit I.
Exhibit J.
Exhibit K.
Application & Narrative
Pract ical Difficulties Documentation Form
Ex ist i ng & Proposed Survey/Site Plan
Proposed Plans and Elevations
Site Photos
Aer ial Photos
Subm itted Hardcover Calculations
Neighbor Comments
60-Day Extension
Property Owners List
Plat Map
MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Tuesday, January 16, 2018
:30 o'clock p.m.
/
e west side was in support of having the flexibility to do the 20-foot front setback to keep the groperties
an the homes in line with each other. The neighbor on the east had a question about some e)(-ihling trees.
It wa etermined the trees are on his property and will not be impacted. One other neighbor showed
support twas unable to be at the meeting tonight. That neighbor indicated she would,;end an email
support. /
Knaeble requeste at they be allowed some flexibility on the project and that the Planning Commission
recommend approval their application.
Chair Thiesse opened the puo · hearing at 7: 12 p.m.
There were no public comments rega ing this application.
Chair Thiesse continued the public hearing
Thiesse stated his biggest concern that he would,li ddressed prior to the City Council meeting is tree
preservation . Both the City's stormwater plan and Co rehensive Plan talk about tree preservation, but
the proposed grading plan shows that none of the trees on south end will be preserved .
/
/
Leskinen stated the noncontiguous bis' its challenges but the Plann· Commission has discussed that in
the past. Leskinen asked ifthere,.will be a homeowners' association.
,f
Curtis indicated the City would require an easement over the rain gardens. urtis stated she does not
believe a homeowners ~a'ssociation is necessary since there will not be a privat oad to be plowed and
only three lots are b in g developed.
ved, Landgraver seconded, to recommend approval of Application 18-3994,
le, 3635 Togo Road, preliminary plat approval per the recommendations
the Ci ngineer, with the developer providing an update to Staff on tree preservation be
eding to the City Council. VOTE: Ayes 5, Nays 0.
6. #18-3997 REHKAMP LARSON ON BEHALF OF GEORGE HALVORSON, 1300
BRACKETTS POINT ROAD, VARIANCES, 7:15 P.M. -7:24 P.M.
Rehkamp Larson, Applicant, was present.
Curtis stated the applicant is requesting a lake setback variance in order to change a flat roof to a gable
roof within the 75-foot setback and an average lakeshore setback variance in order to make cosmetic
improvements and structural changes to the home situated entirely lakeward of the average lakeshore
setback line. There will be no expansion of the footprint.
The existing home on the subject property is situated 54.4 feet from the ordinary high-water level of Lake
Minnetonka and entirely lakeward of the average lakeshore setback line on the east side of Bracketts
Point. The applicant's proposal involves replacing the existing flat roof of the one-story conservatory
with a pitched roof, thus increasing the volume of the encroachment within the lake setback. The roof of
the main portion of the home will be modified to add gables on the north and south ends to replace the
existing hipped roof. The roof will not increase in overall height or peak height. However, the mass of
the new gable within the 75-foot lake setback will be greater than existing.
Page 8 of 17
/
MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Tuesday, January 16, 2018
6:30 o'clock p.m.
The home is located entirely lakeward of the average lakeshore setback line based on the homes
immediately to the north and to the south. Those homes do not appear to have existing views of the lake
over the subject property. Instead, each of the homes are situated primarily with views of the lake away
from the subject property. The proposed improvements are not likely to adversely impact the existing
views of the lake from the adjacent homes. In addition, the roof will not increase in overall height or peak
height. However, the mass of the new gables within the average lakeshore setback will be greater than
existing.
Staff has provided an analysis of the practical difficulties in the report and can comment on those if the
Planning Commission desires.
The subject home was constructed in the 1950s and predates the contemporary lake and sightline
protection rules. The owners intend to keep the existing home and also wish to make improvements to
better suit their family's needs and to modernize the structure. Staff finds practical difficulties exist
which support granting the requested variances. Planning Staff recommends approval.
Public comments have been received and have been included in the Planning Commission packet.
Landgraver asked whether Staff has any elevation drawings.
Curtis displayed a sketch of the existing home from the street and the lake. Curtis stated while there is an
increase in the overall mass, it is fairly minimal.
Jean Rehkamp Larson stated the property owners purchased the home with the intention of making
improvements. The proposed changes are aesthetic and also help make the house more functional. The
house is significantly toward the lake and any improvements would require a variance. Larson stated the
improvements will greatly improve the value of the home and not impact the neighbors.
Chair Thiesse opened the public hearing at 7:22 p.m.
There were no public comments relating to this application.
Chair Thiesse continued the public hearing to February 12.
Schwingler commented the application is pretty straight forward and significantly improves the aesthetics
of the home.
Lemke stated the proposed improvements make sense.
Landgraver stated normally he would be concerned with the massing effect near the lake but the plan
appears to be a very thoughtful expansion and that he would be in favor of it.
Leskinen indicated she is in agreement with Commissioner Landgraver and that the applicants are limited
in what they can do.
Lemke moved, Landgraver seconded, to recommend approval of Application No. 18-3997, Jean
Rehkamp Larson on behalf of George Halvorson, 1300 Bracketts Point Road, granting of variances
based on Staff's recommendation. VOTE: Ayes 5, Nays 0.
Page 9 of 17
NOTICE OF PLANNING COMMISSION ACTION
CITY OF ORONO
2750 Kelley Parkway
PO Box 66
Crystal Bay, MN 55323
952.249.4620
TO: Jean Rehkamp Larson
2732 West 43rd St
Minneapolis, MN 55410
Sent via Ema i l: jean@rehkamplarson .com
TYPE OF REQUEST: Variances
DATE OF MEETING: 16 January 2018
COPIES
via
email:
ZONING FILE: 18-3997
DATE OF NOTICE: 22 Jan 2018
George Halvorson
The Orono Planning Commission voted on a motion to recommend approval of the requested
variances.
VOTE: 5 FOR 0 AGAINST
Applicant's next meeting is tentatively scheduled as : Monday, February 12th for continuation of the
public hearing . This is a City Council meeting. The meeting begins at 7 PM
If you desire certified copies of the official Planning Commission minutes, they are available from the
City Clerk after review and approval by the Planning Commission . If you have questions, please
contact Melanie Curtis at mcurtis@ci.orono.mn.us or 952.249 .4627 .
Item Description: #18-3997, Rehkamp Larson, 1300 Bracketts Point Road , Variances -Public Hearing-
The applicant is requ~sting a lake setback variance to change the existing flat roof to a gable roof within
the 75-foot setback and an average lakeshore setback variance in order to make cosmetic i mprovements
and structural changes to the home situated entirely lakeward of the average lakeshore setback line.
On January 15th, the Planning Commission opened a public hearing and reviewed the application . There
was no one from the public present to comment. Following the public hearing the Commission voted 5 to
0 on a motion to approve the variances stating the improvements were thoughtful and made sense .
Staff recommends approval.
Tonight the Council should re-open the public hearing, receive comments, and make a motion to adopt
or amend the approval resolution.
Prepared By: rflCC Re v ie wed By: J . Barnhart Approved By:
Date Application Received: 12/13/17
Date Application Considered as Complete : 12/13/17
60-Day Review Extension Period Expires: 04/12/18
To:
From:
Date:
Chair Thiesse and Planning Commission Members
Dustin Rief, City Administrator
Melanie Curtis, Planner l'YICC
16 January 2018
Item 6
Subject: #18-3997 , Jean Rehkamp Larson o/b/o George Halvorson , 1300 Bracketts Point,
Variances
Public Hearing
Application Summary: The applicant is requesting a lake setback variance in order to change
a flat roof to a gable roof within the 75-foot setback and an average lakeshore setback variance
in order to make cosmetic improvements and structural changes to the home situated entirely
lakeward of the average lakeshore setback line .
Staff Recommendation: Planning Department Staff recommends approval.
Background
The existing home on the subject property is situated partially within the 75 -foot lake setback,
and entirely lakeward of the average lakeshore setback line on the east side of Bracketts Point.
The applicant, representing the owners of the property, is requesting a lake setback variance in
order to change a flat roof to a gable roof within the 75-foot setback and average lakeshore
setback variances in order to add a second story over the garage, convert a flat roof to a roof
deck, add gable roofs where flat roofs exist, and improve the aesthetic appearance of the
existing home . There will be no expansion of the footprint. The applicant's plan sheets (Exhibit
D) illustrate the areas of change/expansion .
LOT ANALYSIS WORKSHEET
Section 78-305 &78-1279 -Setbacks :
LR-lA Required Existing Proposed
Rear /Street 50 ' +250' No Change
North Side 30 ' 145' No Change
South Side 30 ' 73' No Change
Lakes ho re 75' 54 ' No Change
Average Lakeshore The entire home is lakeward of the average lakeshore
setback line .
Section78-305 -Lot Area/Width:
LR-lA Lot Area
Required 87,120 s.f. (2.0 acres)
Actual 131,820 s.f. (3 .0 acre)
Section 78-1403 -Structural Coverage:
Lot Width
200'
± 320'@ 75'
F ILE #18-3997
16 Jan 2018
Page 2 of 5
/ ± 320 ' @ OHWL
The property exceeds 1.99 acres and therefore is not subject to structura l coverage limitations .
Section 78-1680 and 78-1700 -Hardcover Calculations:
Storm water Total Area in Allowed Existing Proposed Overlay District
Tier Zone Hardcover Hardcover Hardcover
Tier 1 131,820 s.f. 32,955 s.f. 23,196 s.f. * 23,196 s.f.
(25%) {17.5%) (17.5%)
* Staff adjusted the submitted hardcover calculations to exclude all of the retaining walls per
current policy. The portions of house and other hardcover within 75-feet of the lake have not
been itemized out. However, the applicant is not proposing any changes to existing hardcover or
building footprints.
Applicable Regulations:
Lake Setback Variance (Section 78-1279)
The existing home is situated 54.4 feet from the ordinary high water level (OHWL) of Lake
Minnetonka where, normally, structures are not permitted. The applicant's proposal involves
replacing the ex isting flat roof of the one-story conservatory with a pitched roof, thus increasing
the vo lume of the encroachment within the lake setback. Additionally the roof of the main
portion of the home will be modified to add gables on the north and south ends to rep lace the
existing hipped roof. The roof will not increase in overall height or peak height, however the
mass of the new gable within the 75-foot lake setback will be greater than existing.
Average Lakeshore Setback Variance (Section 78-1279)
The home is located entirely lakeward of the average lakeshore setback line based on the homes
immediately to the north and to the south . Those homes do not appea r to have existing views of
the lake over the subject property rather, each of the homes are situated primari ly with views of
the lake away from the subject property.
The applicant is proposing imp rovements to the ex isting home which will increase the mass of
the encroachment within the average lakeshore setback. However, the addition of a covered
entry; a second story over the existing flat roofed, single story garage; a new pitched roof over
the flat roofed conservatory; and change in the roof over the main portion of the home are not
likely to adversely impact existing views of the lake from the adjacent homes. The roof over the
ma i n portion of the home will also be mod ified to add gables on the north and south ends
replacing the existing hi pped roof. The roof will not i ncrease i n overall he ight or peak height,
however the mass of the new gables within the average lakeshore setback will be greater than
existing .
Governing Regulation: Variance (Section 78-123)
FILE #18-399 7
16 Ja n 2018
Page 3 of 5
In reviewing applications for variance, the Planning Commission shall consider the effect of the
proposed variance upon the health, safety and welfare of the community, existing and
anticipated traffic conditions, light and air, danger of fire , risk to the public safety, and the effect
on values of property in the surrounding area . The Planning Commission shall consider
recommending approval for variances from the literal provisions of the Zoning Code in instances
where their strict enforcement would cause practical difficulties because of circumstances un ique
to the individual property under consideration , and shall recommend approval only when it is
demonstrated that such actions will be in keeping with the spirit and intent of the Orono Zoning
Code . Economic considerations alone do not constitute practical difficulties . Practical difficulties
also include but are not limited to inadequate access to direct sunlight for solar energy systems.
Variances shall be granted for earth-sheltered construction as defined in Minn. Stat. § 216C.06,
subd. 2, when in harmony with this chapter. The board or the council may not permit as a
variance any use that is not permitted under this chapter for property in the zone where the
affected person's land is located . The board or council may permit as a variance the temporary
use of a one -family dwelling as a two-family dwelling.
According to MN §462.537 Subd. 6(2) variances shall only be permitted when:
1. The variance is in harmony with the general intent and purpose of the Ordinance . The
requested average lakeshore setback variance is in harmony with the Ordinance as the
most adjacent neighbors are situated so that their lake views will not be impacted by
the changes to the existing home. The additional mass of the roof areas within the 75-
foot setback will not be closer to the lake than existing and will not negatively impact
the views into the property from the lake. This criterion is met.
2 . The variance is consistent with the comprehensive plan . The variances resulting in a
permit for construction of modifications to the residence without footprint expansions
within the setbacks in a residential zone are consistent with the Comprehensive Plan.
This criterion is met.
3 . The applicant establishes that there are practical difficulties.
a. The property owner proposes to use the property in a reasonable manner not
permitted by the official controls; The request to permit construction of the
proposed roof changes lakeward of the average lakeshore setback and within
the 75-foot lake setback appear to be reasonable as the owners of the
adjacent properties previously stated no objection to the plans; the mature
vegetation, topography, and home orientation separate the subject property
from the adjacent neighbors. This criterion is met.
b. There are circumstances unique to the property not created by the landowner;
Based on the curvature of the shoreline, the subject property, and therefore the
subject home, extends further into the lake than the neighboring properties .
Also because of the shoreline curvature, the home to the north is set back
further from the lake than the subject home resulting in the severe average
lakeshore setback applied to the Property. This criterion is met; and
c. The variance will not alter the essential character of the locality. The requested
variances will not result in the subject home being out of character with the
neighborhood; will not expand the footprint ofthe home; or result in additional
encroachment into the setbacks toward the lake. This criterion is met.
FILE #18-3997
16 Jan 2018
Page 4 of 5
Additionally City Code 78-123 provides additional parameters within which a variance may be
granted as follows:
4. Economic considerations alone do not constitute practical difficulties. Economic
considerations have not been a factor in the variance approval determination.
5. Practical difficu lties also include but are not l imited to inadequate access to direct sunlight
for solar energy systems. Variances shall be granted for earth-sheltered construction as
defined in Minn . Stat.§ 216C.06, subd. 2, when in harmony with Orono City Code Chapter
78. This condition is not applicable.
6. The board or the council may not permit as a variance any use that is not permitted under
Orono City Code Chapter 78 for property i n the zone where the affected person 's land is
located . This condition is not applicable, as the use for improvements to a residential
structure is an allowed use in the LR-lA Zoning District.
7. The board or council may permit as a variance the temporary use of a one-family dwelling
as a two-family dwelling. This condition is not applicable .
8. The special conditions applying to the structure or land in quest ion are peculiar to such
property or immediately adjoining property. The extreme curve ofthe shoreline resulting
in the average lakeshore setback which encumbers the subject property. The proximity
of the existing home to the lake is an existing condition setback of the subject home
and is generally not in character with the immediate neighborhood. This criterion is
met.
9. The conditions do not apply generally to other land or structures i n the district in which
the land is located. The shoreline's curve results in the extreme average lakeshore
setback which encumbers the subject property. The proximity of the existing home to
the lake is an existing condition setback of the subject home and is not in character with
all of the homes the immediate neighborhood. This criterion is met.
10. The granting of the app li cat ion is necessary for the preservat ion and enjoyment of a
substant i al property right of the applicant. Due to the location of the house and the
applied setbacks, no improvement which expand beyond the existing footprint and
walls of the existing home can be done without variances. This criterion is met.
11. The granting of the proposed variance will not in any way impair health, safety, comfort
or morals, or in any other respect be contra ry to the intent of this chapter. Granting the
requested variances will not adversely impact health, safety, comfort, or morals; nor
will it be contrary to the intent of the Code.
12 . The granting of such variance will not merely serve as a convenience to the applicant,
but is necessary to alleviate demonstrable difficulty. The shoreline, topography, and
location of the subject home as well as the adjacent homes create practical difficulties
affecting the Property; the variances are necessary and not merely serve as a
convenience to the owners. This criterion is met.
The Commission may recommend or Council may impose conditions in granting of variances.
Any conditions imposed must be directly related to and must bear a rough proportionality to the
impact created by the va r iance . No variance shall be granted or changed beyond the use
permitted in this chapter in the district where such land is located.
Practical Difficulties Statement
Appl i cant has completed the Practical Difficulties Documentation Form attached as Exhibit B, and
should be asked for additional testimony regarding the application .
Practical Difficulties Analysis
FILE #18-3997
16Jan 2018
Page 5 of 5
The subject home was constructed in the 1950's and predates the contemporary lake and
sightline protection rules. The owners intend to keep the existing home yet wish to make
improvements to better suit their family's needs and to modernize the structure . Staff finds
practical difficulties exist which support granting the requested variances to improve the home .
Public Comments
Comments have been received and are attached as Exhibit G.
Issues for Consideration
1. Does the Planning Commission find that that the property owner proposes to use the
property in a reasonable manner which is not permitted by an official control?
2. Does the Planning Commission find that the variance(s), if granted, will not alter the
essential character of the neighborhood?
3. Does the Commission find it necessary to impose conditions in order to mitigate the
impacts created by the granting of the requested variance(s)?
4 . Are there any other issues or concerns with this application?
Planning Staff Recommendation
Planning staff recommends approval.
List of Exhibits
Exhibit A.
Exhibit B.
Exhibit C.
Exhibit D.
Exhibit E.
Exhibit F.
Exhibit G.
Exhibit H.
Exhibit I.
Exhibit J.
Exhibit K.
Application & Narrative
Practical Difficulties Documentation Form
Existing & Proposed Survey/Site Plan
Proposed Plans and Elevations
Site Photos
Aerial Photos
Submitted Hardcover Calculations
Neighbor Comments
60-Day Extension
Property Owners List
Plat Map
City of Orono
Variance Application
Street Address : App li cation # 18-3997 2750 Kelley Pa rkway
Oro no . MN 55356 Date Received : 12 13 17
Mai n: 952-249-4600 Staff : MC
fax : 952-249 -4616 Fee : 700 Mailing Address :
P .O. Box 66 Escrow: $700
Crystal Bay , MN 55323-0066 Notes :
PC
Exhibit A
#18-3997
Please complete . Applicant w ill be notified within 15 days as to the status of the application.
Incomplete applications will not be placed on Planning Commission Agenda.
SITE LOCATION: \ "10 0 ~lIS fol"[( l!,C>AP 1 41?-<?r:Jo M,H, ,5'?,t:f I
DESCRIPTION OF REQUEST: _.;:6c.cF:.:,:;li-;;...c.;A._.lS7n(""""'_.M~m2"'"""'-------------------
(attach additional sheets as necessary)
APPLICANT INFORMATION: D check here if Applicant address should be used for billing
Applicant: ,\EAN l?:Et\!Y,,,Me k:AA,,$4'N
Phone (P rim ary): 61l.. Z S5" ,1'2.. 7 5'
Mailin g Address : '27~'1. WSf.T =43 ir-o ST City: Mfl.,2 ZIP : S: G t.f Io
Email : ...lf;.t\r:l <"< 12.Et:\14:AMfkAt?.SorJ . co)'\
PROPERTY OWNER INFORMATION: D check here if Property Owner is same as applicant
Ji{ check here if Property Owner address should be used for billi ng
Name :
Phone (Primary):
Mailing Address: City: 012.n ,.J,o ZIP : 1:7 IS", 't l
Email :
APPLICANT AND/OR PROPERTY OWNER:
• Certify that the information supplied is true and co rrect to the best of his/her knowledge . The applicant and property owne r
recognize that they are sole ly responsible for subm itt ing a complete application being aware that upon failure to do so, the
staff has no alternative but to reject it until it is complete or to reco mm end the request for denial of t he request regardless
of its potential merit .
• The Property Owner hereby acknowledges and agrees to this app lication and further authorizes reasonable entry onto the
property by City Staff , consu ltants, agents, Comm ission and Counc il Members for purposes of in vestigation and verificat ion
of th is request.
• Property Owner and/o r Applicant acknowledge they must be pres ent at all schedu led review meetings of the Planning
Commission and Council. If an applicant and/or property owner is un able to attend a scheduled meeting , please make
arrangements to have an authorized representative attend in place of the appl ican t/owner and adv ise the City Planner
assigned to your project.
•
App licant S ignature : Date :
App licant S ignature : Date :
Date : / Z · f 3 ·It=
Property Owne r Signature : Date :
Varian ce Applic ation -Janua ry 2017
Page4
December 13 th, 2017
Halvorson Variance Application -Description of Request
Property Address:
1300 Bracketts Point Road
Orono, MN 55391
Submitted by George & Lorie Halvorson along with Rehkamp Larson Architects
This variance request includes 4 elements:
1. A new low-pitched gable roof on a sunroom at the Southeast face of the house . The current
roof structure is a flat roof with multiple layered trellis-like eave extensions . Many of the trellis
extensions are sagging and in need of reinforcement or repair. No change to the footprint . See
before and after drawings.
2. A remodel of the current hipped roof into a low-pitched gable roof. The peak of the roof and
the ex isting framing will remain with an addition of structure at the hipped ends to form the
proposed gable . The rake end overhangs will be reduced from 2' -9" to 1' -0". No change to the
footprint. See before and after drawings.
3. Raising the canopy at the front door one foot from 8' to 9' to create a more gracious entry. No
change to the footprint.
4. A new family room set on top of the existing attached garage. There is no foundation work
required as the footprint of this room is significantly smaller than the existing garage . A new
link from the second level connects to this room . The existing flat roof height is 9' -4" at the
eave from the garage finish floor. The new roof will vary from 9'-9" to a maximum of 14' -0"
above this existing roof. No change to the footprint. See before and after drawings.
The entire existing house falls within the average lake shore setback as this house sits on a slight
promontory in the land as compared to its adjacent neighbors. Thus, any change to the volume of the
existing structure, no matter how minimal, requires a variance .
1300 Bracketts Point Road Variance Application 1
PC
Exhibit B
#18-3997
December 13th, 2017
Halvorson Variance Application -Practical Difficulties
Property Address:
1300 Bracketts Point Road
Orono, MN 55391
Submitted by George & Laurie Halvorson along with Rehkamp Larson Architects
The following verbiage responds to questions #1-12 on the Practical Difficulties Documentation Form
of the attached Variance Application:
1. "The property owner proposes to use the property in a reasonable manner not permitted by the
Zoning Chapter"
The ent i re home is nonconforming as it is within the string test so any change to the volume
requires a variance. These requests for improvement are only vertical as the footprint is not
affected. The homeowner would like to adjust the style of the home by altering 2 roof lines and
a front entry canopy height. They would also like to add a family room that captures v iews to
the west.
2. ''The plight of the landowner is due to circumstances unique to his property not created by the
landowner"
The parce l is located such that the string test setback required by Sec . 78-1279(6) and the
locat ion of the lakeshore create an atypical zoning condition which pl aces the existing home
entirely within a non-conforming area.
3. "The variance, if granted, will not alter the essential character of the locality"
Correct. The essential bones of this house remain intact. The small addition and refinements to
the roofs are improvements that will not alter the already eclectic characte r of the neighboring
properties. The views of neighbors will not be adversely affected by these i mprovements.
4. "Economic considerations alone do not constitute practical difficulties if reasonable use for the
property exists under the terms of the Zoning Chapter"
The home is entirely within the string test set back/average lake shore setback preclud i ng any
improvements to the ex isting aging structure without a var iance . The homeowners chose to
invest in this ex isting home and do a significant remodel rather tha n tear down.
5 . N/A
6 . "The board of Appeals and Adjustments or the Council may not permit as a variance any use that
is not allowed under this Chapter for property in the zone where the affected person's land is
located"
The home's use is to remain a single -family residence. Hardcover is unaffected .
7 . N/A
1300 Bracketts Point Road Variance Application 1
8. ''The special conditions applying to the structure or land in question are peculiar to such property
or immediately adjoining property"
The entire existing house falls within the average lake shore setback, as this house sits on a
slight promontory in the land as compared to its adjacent neighbors. The neighbors' homes are
respectively 77.2 and 117.5 feet from the Ordinary High Water (O.H .W.) line of Lake
Minnetonka . The resulting setback line on this property thus varies from 160.1 to 240.0 feet
from the O.H.W . line.
Due to the combination of the required string test and the peculiar promontory of land, a
variance on this property is required in many instances where it would not be required on the
adjacent properties.
9. "The conditions do not apply generally to other land or structures in the district in which said
land is located"
See #8 .
10. "The granting of the application is necessary for the preservation and enjoyment of a substantial
property right of the applicant"
As the entire house is nonconforming, any improvements to extend the life of the home and
maintain its value given its location require a variance. The variance will provide the
opportunity to make a house with an aesthetic and spaces that meet the homeowner's goals.
11. "The granting of the proposed variance will not in any way impair health, safety, comfort,
morals, or in any other respect be contrary to the intent of the Zoning Code"
Correct. All work proposed will be executed per code or above code minimum requirements. It
will improve the energy consumption and quality of life for the homeowners.
12. "The granting of such variance will not merely serve as a convenience to the applicant, but is
necessary to alleviate demonstrable difficulty"
As the entire house is nonconforming, any improvements to extend the life of the home and
maintain its value given its location require a variance . The variance allows the investment in
this property to be brought to fruition.
1300 Bracketts Point Road Variance Application 2
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DRAWING INDEX
ADO TITLE SHEET
A02 PROPOSED SITE DIAGRAM
A13 PROPOSED ROOF PLAN
A14 PROPOSED GARAGE SECOND LEVEL
A20 PROPOSED EXTERIOR ELEVATIONS
A21 PROPOSED EXTERIOR ELEVATIONS
A22 PROPOSED EXTERIOR ELEVATIONS
A23 PROPOSED EXTERIOR ELEVATION S
X20 EXISTI NG EXTERIOR ELEVATIONS
X21 EXISTING EXTERIOR ELEVATIONS
X22 EXISTING EXTERIOR ELEVATIONS
X23 EXISTING EXTERIOR ELEVATIONS
X91 EXTERIOR PHOTOS
X92 EXTERIOR PHOTOS
X93 EXTERIOR PHOTOS
CONTACTS
Owner:
George & Lo ria Halvorson
1300 Bracketts Point Road
Orono, MN 55391
Orono, Minnesota
Architect :
Rehkamp Larson Architects Inc
2732 West 43rd Streat
Minneapolis, MN 55410
t. 6 12.285.7275
f. 612.285 .7274
Contacts:
Jean Rehkamp Larson, AI A
jean@rehkamplarson.com
Amanda Kay
amanda@rehkamplarson com
Builder:
Welch Forsman
6026 Pillsbury Avenue S
Minneapolis, MN 55419
t. 612.827 4455
Contacts:
Don Forsman
don@welchforsma n .com
Structural Engineer:
Bunkers & Associates
Structural Engineers
6687 Fore st Street
Farmington, MN 55024
I 651 366 .2853
Contact ·
Eric Bunkers
ericb@bun ke rsa ndassociates. com
GENERAL NOTE :
Interiors:
Alecia Stevens Interiors
510GrovelandA118 ,No 116
Minneapolis, MN 55403
I. 612.889.7188
Contact.
Alecia Stevens
alecia@alec1astevens .com
FULL SIZE SET. 24· X 36·. SCALE AS NOTED
HALF SIZE SET· 11 · X 17·. SCALE IS 1/2 OF NOTED.
PC
Exhibit D
#18-3997
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Subject
Property
PC
Exhibit F
#18-3997
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City of Orono
Hardcover Calculation Worksheet
Property Address :
Prepared by : Date: 1 \
::-J OHc,,l 141 e v -i"<Ett ~~ L-Atzfuo,J, ,\fd.t . l 2.1 I ? 1 \ 7
Stormwater Quality Overlay District Tier: (Circle one~ Tier 2 Tier 3 Tier 4 Tier 5
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S~p2:PROP0SEDHARDCOVER
PC
Exhibit G
#18-3997
In the following table , identify all items of proposed hardcover on the property, keyed by letter to Certificate of Survey
(survey must accompany this form). Include all existing hardcover items that are intended to remain , as well as all
proposed hardcover items that will be added. Use as many lines as necessary to accurately depict proposed hardcover
status of the property. For Tier 1 properties , identify any features by letter which are spl it at the 75 ' setback line and
I hd f If h ca culate ar cover square ootaqe separate iv or eac portion.
Key to Hardcover Item (Describe) Length X Width Total
Survey (Square Feet)
(Examo le) (Garage) (24 ' X 30 ') (720 S.F.J
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Excludable Hardcover (See City Code Sec 78-1684):
~ w1o.1..LC:. L.1-'" ,,i/ 1;.1 7S"1 nP 1 .11.v(.S" , .. £. S .F.
I S .F .
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(3) Net Proposed Hardcover [Subtract line (2) from line ( 1 )l "2. '? t; t, "I S .F.
(4) Total Lot Area l~I 0. ~ "O S .F.
Proposed Hardcover Percentage [ (3) .;-(4)] 17. ~ %
Packet Las t Update d: January 2015 This is an information packet regarding Hardcover. Every effort has been made to
ensure the accuracy of the information contained herein; however, if any informatio n is
not consistent with provisio ns of the City Code, the Code provisions will prevail.
Page 17
Attn : Melanie Curtis, City Planner
Orono City Hall
2750 Kelley Pkwy
Long Lake, MN 55356
RE: Halvorson variance request for 1300 Bracketts Point Road
To Whom it May Concern,
PC
Exhibit H
#18-3997
I am a neighbor of the property owned by George and Lorie Halvorson at 1300 Bracketts Point Road . I
have reviewed the proposed house and site plans and find the design favorable to the neighborhood. I
am aware that the location of the proposed improvements encroach on the lake-side setback; I support
the approval of the variance requested by the Halvorson's for these issues .
Sincerely, ~· JP:~
f<., ._i.,._.,) -Stvl-Fhi ~ L/f/'!:/Jj,tf h r.""-r1../
Address:
\ L 2 C lJ\, C\ I.: ~·fu ()(.'.w, t f2J.
~J°'-1 '2. d --~
1
MN 5 5 J'\}
IR!EC E~VfE D
DEC ·, 3 zu, 1
CllY OF ORONO
ADJACENT PROPERTY OWNERS ' ACKNOWLEDGEMENT FORM
R,t...~VJ ~ L,,vi'E 5C\
I (we) 'S\ Oc:.~ h I-\
[print name(s)J [print address]
have reviewed the plans for the proposed improvement or proposed use of the property located at
\300 (3H, ~fu g ,,,.;tP.l also referred to as Land Use Application No. ___ _
I (we) understand that in executing this acknowledgement , I (we) am (are) not asked to dec lare approval o r
disapproval of the property or use but merely to confirm for the City Counci l that I (we) am (are) aware of the
im provement p lans and that the proposed neighbor's proj ect or use requires Counc il approva l.
Property Owr-ter Date
c P,rop~~ Date
If you have any information that may assist the City in the review of this Land Use
Application , please submit your comments to the Build ing & Zon ing Office at least 10
days prior to the scheduled meeting date.
ADJACENT PROPERTY OWNERS' ACKNOWLEDGEMENT FORM
,J ( .
\<;u: ... ~~,G~ ~ l .:.../,,.s'\
I (we) .'.:>-\-\,),Jc. -\-o~ of / 2~ Q if, '1<.>4,-rb Ve ,"' t P.J
[print name(s)J [print address]
haye reviewed _t he plans for the proposed improvement or proposed use of the property located at
\ 3ov e '""<-~tr$ Y01-.11 ~d also referred to as Land Use Application No. ___ _
I (we) understand that in executing this acknowledgement , I (we) am (are) not asked to declare approval or
disapproval of the property or use but merely to confirm for the City Council that I (we) am (are) aware of the
improvement plans and that the proposed neighbor's proj ect or use requires Council approval.
Property Owner Date
/
/ ,...., .
-::< ,
(_./ / Pr~~e~rt ... y .,..,0--l'w"""n=~~
//.c'_f/' /7
Date
If you have any information that may ass ist the City in the review of this Land Use
Appl ication , please submit your comments to the Building & Zon in g Office at least 10
days prior to the schedu led meeting date .
Variance Applicatio n -January 2017
Page 15
PC
Exhibit I
#18-3997
CITY OF ORONO
10 January 2018
Jean Rehkamp Larson
2732 West 43 rd St
Minneapolis, MN 55410
Street Address:
2750 Kelley Parkway
Orono, MN 55356
SUBJECT: 60-Day Extension / Application Review Timing
Zoning Application #18-3997
I
Mailing Address: I Telephone (952) 249-4600
P.O. Box 66 Fax (952) 249-4616
Crystal Bay, MN 55323 www.ci.oro,10 .mn.us
Sent via Email
On December 13th the City of Orono received your application for variances for property at 1300
Bracketts Po i nt Road. Due to the extended holiday deadline timing the City hereby notifies you that it is
extending the t i me pe r iod for City action under Minn. Stat. § 15.99, subd. 3(f). This is a routine
extension. The in it ial 60-day period would end on February 11, 2018; the time period is now hereby
extended until April 12, 2018.
The application is scheduled , as planned, for public heari ng before the Planning Comm ission on Tuesday,
January 16th at 6:30 PM. You w i ll receive a copy of the Planning Comm ission agenda and staff memo via
email by the end of this week. Please contact me with any questions at 952.249.4627 or
mcurtis@ci .orono.mn .us .
Sincerely ,
CITY OF ORONO
Melanie Curtis
Planner
Cop ies via email: George Halvorson, Owner
RUN DATE: 11 /14/2017
38 11-11 7-23 32 0010
ROGER D O'SHAUGHNESSEY
1265 BRACKETTS POINT RD
ORONO MN 55391
ROGER D O'SHAUGHNESSEY
1265 BRA CKETTS POI T RD
WAYZATA MN 55391
38 11-117-23 32 0017
FERNDALE PROPERTIES LLC
1300 BRA CKETTS POINT RD
ORONO MN 55391
FERNDALE PROPERTIES LLC
C/0 CHRIS LAKE LAW FIRM
20840 PRAIRIE HILLS LA
PRIOR LAKE MN 55372
38 11 -117-233200 18
JULE M HANNAFORD IV ET AL
1220 BRA CKETTS POINT RD
ORONO MN 55391
JULE M HANNAFORD IV &
ELIZABETH A HANNAFORD
1220 BRACKETTS POINT RD
WAYZATA MN 55391
38 11-11 7-23 32 0019
R J STOCKTON & L STOCKTON
1280 BRACKETTS POINT RD
ORONO MN 55391
RI CHARD & LARISSA STOCKTON
1280 BRA C KETTS POINT RD
WAYZATA MN 55391
38 11-117-23 32 0020
JAMES R & MARY J JUNDT
1400 BRACKETTS POINT RD
ORONO MN 55391
JAMES R & MARY J JUNDT
42486 I 09Tli WAY
SCOTI'SDALE AZ 85262-5 12 7
HENNEPIN COUNTY PROPERTY I NFORMATION SYSTEM (PROPERTY OWNERS LIST)
Hennepin County ha s developed electronic fonns of cenain pro peny infonnation databases. Hennepin County makes rea so nable effons to produce
and publish the most current propeny infonnation available. The viewer should understand, however, that Hennepin County makes no
representation or warranties , eit her exp ress or implied , or as to merchantability or fitness for a parti cular purpose rega rding the accuracy
and/or completeness of the infonnation contained herein .
PC
Exhibit J
#18-3997
H Hennepin County Locate & Notify Map
PC
Exhibit K
#18-3997
Date : 11/14/2017
(16)
Buffer Size: 350 feet
Map Comments:
1300 Bracketts Po int Road , Orono
1
11-117-23-34
0 60 120
I I I I
240 ft
I I
Th is data (i) is furnished 'AS IS ' with no representat ion as to
completeness or accura cy; (ii) is furn ished wi th no warranty of any
kind ; and (iii ) is no tsuitab le fo r lega l, engineering or survey ing
purposes. Hennepin County shall not be liable for any damage, inj ur y
or loss resu lting from th is data .
For mo re information , contact Hennep in County G IS Office
300 6th Street South, Minneapolis, MN 55487 / gis .info@ hen nep in.us
CERTIFICATE OF MAILING
STATE OF MINNESOTA )
)
COUNTY OF HENNEPIN ) ss .
)
CITY OF ORONO )
I, Monica Fadness, of the City of Orono, Hennepin County, Minnesota, do hereby
certify that a Notice of Public Hearing concerning the matter of #18-3997 was mailed to the
attached list of property owners.
In Witness Whereof, I have hereunto set my hand and seal this 17th day of
January, 2018.
1JimtUa~ Monia A Fadness
...
CITY OF ORONO
2750 Kelley Parkway, P.O. Box 66
Crystal Bay, MN 55323
Phone (952) 249-4600 Fax (952) 249-4616
NOTICE
The Orono Planning Commission will hold a public hearing in the Orono Council Chambers at
2780 Kelley Parkway on February 12, 2018, beginning at 6 :30 p .m . on the matter of reviewing the
following land use applications :
17-3983
18-3992
18-3993
18-3994
18-3997
18-4000
Eric & Liz Vogstrom , 2618 Casco Point Road, request vacation of an unimproved right-
of-way between 2618 and 2600 Casco Point Road .
Revolution Design Build on behalf of Kevin & Patty Kretsch, 3155 Casco Circle, requests
an average lakeshore setback variance to construct a deck on a new home within the
setback.
Michael Hayes on behalf of Weldon & Marsia Gilbertson, 684 Tonkawa Road, requests
an average lakeshore setback variance in order to enlarge two of their existing decks within
the setback.
David Knaeble, 3635 Togo Road , requests preliminary plat subdivision approval to create
3 building sites where one currently exists. The application also includes requested
flexibility regarding contiguous land area, ROW dedication, and setbacks.
Rehkamp Larson on behalf of George Halvorson, 1300 Bracketts Point Road, requests
an average lakeshore setback variance in order to make improvements and additions to
the existing home partially lakeward of the setback.
Jeff Martineau , 1335 Arbor Street, requests variances for lot width , lot area , front yard
setback, side yard setback, side street setback, and structural coverage to construct a new
single family home.
All persons wishing to be heard are encouraged to attend these meetings. This is not a final agenda and
is subject to change prior to the hearings. Written comments are accepted and should be submitted to
the City of Orono by February 6, 2018 if possible . Interested persons may review the applications and
proposed ordinance language at City offices or by visiting the City's Website at www.ci.orono .mn .us. For
an appointment, please call (952) 249-4620.
City of Orono
By : Planning Commission
To be published in The Laker & The Pioneer Newspapers on January 27, 2018.
Posted at: Orono City Offices
Crystal Bay Post Office
Long Lake Post Office
RUN DATE: 11/14/2017
38 11-117-23 32 0010
ROGER D O'SHAUGHNESSEY
I 265 BRACKETTS POINT RD
ORONO MN 55391
ROGER D O'SHAUGHNESSEY
1265 BRACKETTS POINT RD
WAYZATAMN 55391
38 11-117-23 32 0017
FERNDALE PROPERTIES LLC
1300 BRACKETTS POINT RD
ORONO MN 55391
FERNDALE PROPERTIES LLC
C/0 CHRJS LAKE LAW FIRM
20840 PRAIRIE HILLS LA
PRIOR LAKE MN 55372
38 11-117-23 32 0018
JULE M HANNAFORD IV ET AL
1220 BRACKETTS POINT RD
ORONO MN 55391
JULE M HANNAFORD IV &
ELIZABETH A HANNAFORD
1220 BRACKETTS POINT RD
WAYZATA MN 55391
38 11-117-23320019
R J STOCKTON & L STOCKTON
1280 BRACKETTS POINT RD
ORONO MN 55391
HENNEPIN COUNTY PROPERTY INFORMATION SYSTEM (PROPERTY OWNERS LIST)
RICHARD & LARISSA STOCKTON
1280 BRACKETTS POINT RD
WAYZATAMN 55391
38 11-117-23 32 0020
JAMES R & MARY J JUNDT
1400 BRACKETTS POINT RD
ORONO MN 55391
JAMES R & MARY J JUNDT
42486 109TH WAY
SCOTTSDALE AZ 85262-5127
PAGE: I
Hennepin County has developed electronic fonns of certain property information databases. Hennepin County makes reasonable efforts to produce
and publish the most current property information available. The viewer should understand, however, that Hennepin Count y makes no
representation or warranties , either express or implied, or as to merchantability or fitness for a particular purpose regarding the accuracy
and/or completeness of the information contained herein.
~11: 3 9 97
RECEIVED
DEC 1 3 2017
CITY OF ORONO
AFFIDAVIT OF PUBLICATION
STATE OF MINNESOTA ) ss
COUNTY OF CARVER
Darlene MacPherson being duly sworn on an
oath, states or affirms that he/she is the
Publisher's Designated Agent of the newspa-
per(s) known as:
The Laker, The Pioneer
with the known office of issue being located
in the county of:
CARVER
with additional circulation in the counties of:
HENNEPIN
and has full knowledge of the facts stated
below :
(A) The newspaper has complied with all of
the requirements constituting qualifica-
tion as a qualified newspaper as provided
by Minn. Stat. §33 lA.02.
(B) This Public Notice was printed and pub-
lished in said newspaper(s) once each
week, for 2 successive week(s); the first
insertion being on 01/27/2018 and the last
insertion being on 01/27/2018 .
MORTGAGE FORECLOSURE NOTICES
Pursuant to Minnesota Stat. §580.033
relating to the publication of mortgage
foreclosure notices: The newspaper complies
with the conditions described in §580.033,
subd. I, clause (1) or (2). If the newspaper's
known office of issue is located in a county
adjoining the county where the mortgaged
premises or some part of the mortgaged
premises described in the notice are located ,
a substantial portion of the newspaper's
circulation is in the latter county.
ByQ. M(X,P~
Designated Agent
Subscribed and sworn to or affirmed before
me on 01/27/2018 by Darlene MacPherson.
Rate Information:
(1) Lowest classified rate paid by commercial users
for comparable space:
$15.00 per column inch
Ad ID 776093
CITY OF ORONO
NOTICE
The Orono Planning Commis-
sion will hold a public hearing in the
Orono Council Chambers at 2780
Kelley Parkway on February 12,
2018 , beginning at 6:30 p.m. on the
matter of reviewing the following
land use applications:
17-3983-Eric & Liz Vogstrom,
2618 Casco Point Road, request
vacation of an unimproved right-of-
way between 2618 and 2600 Cas-
co Point Road .
18-3992-Revolution Design
Build on behalf of Kevin & Patty
Kretsch , 3155 Casco Circle , re-
quests an average lakeshore set-
back variance to construct a deck
on a new home within the setback.
18-3993-Michael Hayes on be-
half of Weldon & Marsia Gilbertson ,
684 Tonkawa Road , requests an
average lakeshore setback vari-
ance in order to enlarge two of their
existing decks within the setback.
18-3994-David Knaeble, 3635
Togo Road, requests preliminary
plat subdivision approval to create
3 building sites where one current-
ly exists. The application also in-
cludes requested flexibility regard-
ing contiguous land area , ROW
dedication, and setbacks.
18-3997-Rehkamp Larson on
behalf of George Halvorson, 1300
Bracketts Point Road, requests an
average lakeshore setback vari-
ance in order to make improve-
ments and additions to the exist-
ing home partially lakeward of the
setback.
18-4000-Jeff Martineau, 1335
Arbor Street, requests variances for
lot width, lot area, front yard set-
back, side yard setback, side street
setback, and structural coverage
to construct a new single family
home.
All persons wishing to be heard
are encouraged to attend these
meetings . This is not a final agen-
da and is subject to change prior to
the hearings. Written comments are
accepted and should be submitted
to the City of Orono by February 6,
2018 if possible. Interested per-
sons may review the applications
and proposed ordinance language
at City offices or by visiting the
City's Website at www.ci.orono.
mn.us. For an appointment, please
call (952) 249-4620.
City of Orono
By: Planning Commission
Jeremy Barnhart, Community De-
velopment Director
Posted at: Orono City Offices
Crystal Bay Post Office
Long Lake Post Office
Published in
The Laker, The Pioneer
January 27 , 2018
776093
10 January 2018
Jean Rehkamp Larson
2732 West 43rd St
Minneapolis, MN 55410
CITY OF ORONO
Street Address: I Mailing Address: I Telephone (952) 249-4600
2750 Kelley Parkway P.O . Box 66 Fax (952 ) 249-46 16
Orono, MN 55356 Crysta l Bay, MN 55323 www.ci .oro no .mn.us
SUBJECT: 60-Day Extension / Application Review Timing
Zoning Application #18-3997 Sent via Email
On December 13th the City of Orono received your application for variances for property at 1300
Bracketts Point Road. Due to the extended holiday deadline timing the City hereby notifies you that it is
extending the time period for City action under Minn. Stat. § 15 .99, subd. 3(f). This is a rout i ne
extension . The initial 60-day period would end on February 11, 2018; the time period is now hereby
extended until April 12, 2018.
The application is scheduled, as planned, for public hearing before the Planning Commission on Tuesday,
January 16th at 6:30 PM. You will receive a copy of the Planning Commission agenda and staff memo via
email by the end of this week. Please contact me with any questions at 952 .249 .4627 or
mcurtis@ci.orono .mn .us .
Sincerely,
CITY OF ORONO
Melanie Curtis
Planner
Copies via email : George Halvorson, Owner
AFFIDAVIT OF PUBLICATION
STATE OF MINNESOTA ) ss
COUNTY OF CARVER
D arlene MacPherson being duly swo rn on an
oath, states or affirms that he/she is the
Publisher's Designated Agent of the newspa-
per(s) known as:
The Laker, The Pioneer
with the known office of issue being located
in the county of:
CARVER
with additional circulation in th e coun tie s of:
HENNEPIN
and has full knowledge of the facts sta ted
below:
(A) The newspaper ha s complied with all of
the requirements constituting qualifica-
tion as a qualified newspaper as provided
by Minn. Stat. §331 A.02.
(B) This Public Notice was printed and pub-
lished in said newspape r(s) once each
week, for 2 successive week(s); the first
insertion being on 12/30/20 17 and the last
insertion being on 12/30/2017 .
MORTGAGE FORECLOSURE NOTICES
Pursuant to Minnesota Stat. §580.033
relating · to the publication of mortgage
foreclosure notices: The newspaper complies
with the conditions desc ribed in §580.033 ,
subd. I, clause (l) or (2). If the newspaper's
known office of issue is locat ed in a county
adjoining the county where the mortgaged
premises or so me part of the mortgaged
premises described in the notice are located ,
a substantial portion of the newspaper's
circulation is in the latter county.
By:].
Designated Agent
Subscribed and sworn to or affirmed before
me on 12/30/2017 by Darlene MacPherso n.
Rate Information :
(1) Lowest classified rate paid by commercial users
for comparable space:
$15.00 per column inch
Ad TD 769644
CITY OF ORONO
PUBLIC HEARING NOTICE
The Orono Planning Commis-
sion will hold a public hearing in the
Orono Council Chambers at 2780
Kelley Parkway on TUESDAY, Jan-
uary 16, 2018, beginning at 6:30
p .m. on the matter of reviewing the
following land use applications:
17-3983 Eric & Liz Vogstrom,
2618 Casco Point Road, request
vacation of an unimproved right-of-
way between 2618 and 2600 Cas-
co Point Road.
18-3992 Revolution Design
Build on behalf of Kevin & Patty
Kretsch, 3155 Casco Circle, re-
quests an average lakeshore set-
back variance to construct a deck
on a new home within the setback.
18-3993 Michael Hayes on be-
half of Weldon & Marsia Gilbertson,
684 Tonkawa Road, requests an
average lakeshore setback vari-
ance in order to enlarge two of their
existing decks within the setback.
18-3994 David Knaeble , 3635
Togo Road, requests preliminary
plat subdivision approval to create
3 building sites where one current-
ly exists. The application also in-
cludes requested flexibility regard-
ing contiguous land area, ROW
dedication, and setbacks.
18-3996 George Stickney on
behalf of Judson Dayton, 825 Old
Crystal Bay Road South, requests
preliminary plat subdivision ap-
;.~oval to create 2 building sites
where one currently exists.
18-3997 Rehkamp Larson on
behalf of George Halvorson, 1300
Brac ketts Point Road , requests an
average lakeshore setback vari-
ance in order to make improve-
ments and additions to the exist-
ing home partially lakeward of the
setback.
18-3998 James & Mary Jundt,
1400 Bracketts Point Road, re-
quest preliminary plat and street
vacation to subdivide 1400 Brack-
etts Point Road into five single fam-
ily housing sites and a realignment
of Bracketts Point Road.
18-3999 Brian Bensen on behalf
of James & Mary Jundt, request a
street vacation to facilitate the re-
alignment of Bracketts Point Road
adjacent to 1500 Bracketts Point
Road.
18-4000 Jeff Martineau, 1335
Arbor Street, requests variances for
lot width, lot area , front yard set-
bac•·. 3ide yard setback, side street
setback, and structural coverage
to construct a new single family
home.
All persons wishing to be heard
are encouraged to attend these
meetings. This is not a final agen-
da and is subject to change prior to
the hearings. Written comments are
accepted and should be submitted
to the City of Orono by January 9,
2018 if possible. Interested per-
sons may review the applications
and proposed ordinance language
at City offices or by visiting the
City's Website at www.ci.orono.
mn.us. For an appointment, please
call (952) 249-4620.
City of Orono
By: Planning Commission
Jeremy Barnhart,
Community Development Director
Posted at: Orono City Offices
Crystal Bay Post Office
Long Lake Post Office
Published in
The Laker, The Pioneer
December 30, 2017
769644
20 December 2017
Jean Rehkamp Larson
2732 West 43rd St
Minneapolis, MN 55410
SUBJECT: Zoning Application #18-3997
CITY OF ORONO
Street Address: I Mailing Address: I Telephone (952 ) 249 -4600
2750 Kelley Parkway P.O . Box 66 Fa x (952 ) 249-4616
Orono, MN 55356 Crystal Bay, MN 55323 www.ci.orono.mn.us
Sent via Email
The City of Orono is required to notify you within fifteen (15) business days as to the status of your
application for a variance for property located at 1300 Bracketts Po i nt Road. Our preliminary review
indicates that your application is complete .
Your application is scheduled to appear before the Planning Commission on Tuesday, January 161h. The
meeting begins at 6 :30 p.m. Please make sure that you or your representative is available to attend the
meeting . You will be emailed a staff report regard ing your application prior to the meeting date; the staff
report and agenda will be made available the Friday prior to the meeting on the City's website at
www.ci.orono.mn.us. Search for the Planning Commission materials under the meeting date by following the
link "Meeting Information".
If you have questions or require assistance please contact me at 952.249.4627 or mcurtis@ci.orono.mn.us.
Sincerely,
CITY OF ORONO
Melanie Curtis
Planner
Copies via email: George Halvorson, Owner
City of Orono
Variance Application
Street Address :
2750 Kelley Parkway
Orono , MN 55356
Main : 952-249-4600
fax : 952-249-4616
Mailing Address:
P .O. Box66
Crystal Bay, MN 55323-0066
Application #
Date Received :
Staff:
Fee :
Escrow :
Notes:
Please complete. Applicant will be notified within 15 days as to the status of the application.
Incomplete applications will not be placed on Planning Commission Agenda.
SITE LOCATION: \ "'Joo ~JIS fotNt ~C>AP I a\?4No M,H, '25"129 I
DESCRIPTION OF REQUEST: -"""6..._E ...... ii-__._A .... ::ll7rt:.......,...,.u~eo"'"'""' ___________________ _
(attach additional sheets as necessary)
APPLICANT INFORMATION: D check here if Applicant address should be used for billing
Applicant: ,\EAN J?t:t:\l'b.MP kAA,$4N
Phone (Primary): ?, ,z.. 2 s;: .7-z.. 7 S:
Mailing Address : '27~1. wssr: ~3ie.o $T City: M.\?k'2
Email: .... u;;:ti1t:l e, J2$\i)'..AMf'k,AC?.SON . C-o y\
PROPERTY OWNER INFORMATION: D check here if Property Owner is same as applicant
)( check here if Property Owner address should be used for billing
Name : e,1=.021;,.i;.. t\A,L.)lc>~,4
Phone (Primary):
Mailing Address : City: ZIP :
Email :
APPLICANT AND/OR PROPERTY OWNER:
• Certify that the information supplied is true and correct to the best of his/her knowledge. The applicant and property owner
recognize that they are solely responsible for submitting a complete application being aware that upon failure to do so, the
staff has no alternative but to reject it until it is complete or to recommend the request for denial of the request regardless
of its potential merit.
• The Property Owner hereby acknowledges and agrees to this application and further authorizes reasonable entry onto the
property by City Staff, consultants, agents, Commission and Council Members for purposes of investigation and verification
of this request.
• Property Owner and/or Applicant acknowledge they must be present at all scheduled review meetings of the Planning
Commission and Council. If an applicant and/or property owner is unable to attend a scheduled meeting, please make
arrangements to have an authorized representative attend in place of the applicant/owner and advise the City Planner
assigned to your project.
•
Applicant Signature: Date: ,i · 1;~1.1:
Applicant Signature: Date :
Date : /Z·/3·tr RECEIVED
Date : DEC 1 3 2017
3 997 Pag e 4 ,. J1, .,. ·l· C11Y OF ORONO
Property Owner Signature:
Varian ce Application -January 2017
December 13 th , 2017
Halvorson Variance Application -Description of Request
Property Address:
1300 Bracketts Point Road
Orono, MN 55391
Submitted by George & Lorie Halvorson along with Rehkamp Larson Architects
This variance request includes 4 elements:
1. A new low-pitched gable roof on a sunroom at the Southeast face of the house. The current
roof structure is a flat roof with multiple layered trellis-like eave extensions. Many of the trellis
extensions are sagging and in need of reinforcement or repair. No change to the footprint. See
before and after drawings.
2. A remodel of the current hipped roof into a low-pitched gable roof. The peak of the roof and
the existing framing will remain with an addition of structure at the hipped ends to form the
proposed gable. The rake end overhangs will be reduced from 2'-9" to 1'-0". No change to the
footprint. See before and after drawings .
3 . Raising the canopy at the front door one foot from 8' to 9' to create a more gracious entry. No
change to the footprint .
4. A new family room set on top of the existing attached garage. There is no foundation work
required as the footprint of this room is significantly smaller than the existing garage. A new
link from the second level connects to this room. The existing flat roof height is 9'-4" at the
eave from the garage finish floor. The new roof will vary from 9'-9" to a maximum of 14'-0"
above this existing roof. No change to the footprint. See before and after drawings.
The entire existing house falls within the average lake shore setback as this house sits on a slight
promontory in the land as compared to its adjacent neighbors. Thus, any change to the volume of the
existing structure, no matter how minimal, requires a variance .
1300 Bracketts Point Road Variance Application
RECEIVED
DEC 1 3 2017
CITY OF ORONO
1
H Hennepin County Locate & Notify Map
Date : 11/14/2017
(16)
Buffer Size: 350 feet
Map Comments:
1300 Bracketts Point Road , Orono
RECEIVED
DEC 1 3 2017
CITY OF ORONO
1
11-117-23-34
240 ft 0 60 120
I I I I I I I
This da1a (i) is furnished 'AS IS' with no represen1a1ion as to
completeness or accuracy; (ii) is furn ished wrth no warranty of any
kind; and (iii) is notsui1able for legal, engineering or surveying
purposes. Hennepin County shall not be liable for any damage, injury
or loss resulting from this data.
For more information , contact Hennepin County GIS Office
300 6th Street South , Minneapolis, MN 55487 I gis.info@hennepin.us
~ff 3 9 97
RUN DATE: 11/14/2017
38 11-117-23 32 0010
ROGER D O'SHAUGHNESSEY
1265 BRACKETTS POINT RD
ORONO MN 55391
ROGER D O'SHAUGHNESSEY
1265 BRACKETTS POINT RD
WAYZATAMN 55391
38 11-117-23 32 0017
FERNDALE PROPERTIES LLC
1300 BRACKETTS POINT RD
ORONO MN 55391
FERNDALE PROPERTIES LLC
C/0 CHRIS LAKE LAW FIRM
20840 PRAIRIE HILLS LA
PRIOR LAKE MN 55372
38 11-117-23 32 0018
HENNEPIN COUNTY PROPERTY INFORMATION SYSTEM (PROPERTY OWNERS LIST)
JULE M HANNAFORD IV ET AL
1220 BRACKETTS POINT RD
ORONO MN 55391
JULE M HANNAFORD IV &
ELIZABETH A HANNAFORD
1220 BRACKETTS POINT RD
WAYZATA MN 55391
38 11-117-23320019
R J STOCKTON & L STOCKTON
1280 BRACKETTS POINT RD
ORONO MN 55391
RICHARD & LARISSA STOCKTON
1280 BRACKETTS POINT RD
WAYZATAMN 55391
38 11-117-23 32 0020
JAMES R & MARY J JUNDT
1400 BRACKETTS POINT RD
ORONO MN 55391
JAMES R & MARY J JUNDT
42486 109TH WAY
SCOTTSDALE AZ 85262-5127
PAGE: l
Hennepin County has developed electronic forms of certain property information databases. Hennepin County makes reasonable efforts to produce
and publish the most current property information available. The viewer should understand, however, that Hennepin County makes no
representation or warranties , either express or implied, or as to merchantability or fitness for a particular purpose regarding the accuracy
and/or completeness of the information contained herein.
RECEIVED
DEC 1 3 2017
CITY OF ORONO
Easy Peel® Labels
Use Avery® Template 5160®
38 11 -117-23320010
ROGER D O'SHAUGHNESSEY
1265 BRACKETTS POINT RD
WAYZATA MN 55391
38 11-117-23320017
FERNDALE PROPERTIES LLC
C/0 CHRJS LAKE LAW FIRM
20840 PRAIRIE HILLS LA
PRJOR LAKE MN 55372
38 11-117-23 32 0018
JULE M HANNAFORD IV &
ELIZABETH A HANNAFORD
1220 BRACKETTS POINT RD
WAYZATAMN 55391
38 11-117-23320019
RICHARD & LARISSA STOCKTON
1280 BRACK.ETTS POINT RD
WAYZATA MN 55391
38 11-117-23 32 0020
JAMES R & MARY J JUNDT
42486 I 09TH WAY
SCOTTSDALE AZ 85262-5127
Etiquettes faciles a peler
Utilisez le gabarit AVERY® 5160®
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AVERY® 5160® :
~y: 3 9 97
RECEIVED
DEC 13 zun
CITY OF ORONO
www.avery.com
1-800-GO-AVERY
.!
December 13th , 2017
Halvorson Variance Application -Practical Difficulties
Property Address:
1300 Bracketts Point Road
Orono, MN 55391
Submitted by George & Laurie Halvorson along with Rehkamp Larson Architects
The following verbiage responds to questions #1-12 on the Practical Difficulties Documentation Form
of the attached Variance Application:
1 . "The property owner proposes to use the property in a reasonable manner not permitted by the
Zoning Chapter "
The entire home is nonconform i ng as it is within the string test so any change to the volume
requires a variance . These requests for improvement are only vertical as the footprint is not
affected. The homeowne r would like to adjust the style of the home by altering 2 roof lines and
a front entry canopy height. They would also like to add a family room that captures views to
the west.
2. "The plight of the landowner is due to circumstances unique to his property not created by the
landowner"
The parcel is located such that the string test setback required by Sec . 78-1279(6) and the
location of the lakeshore create an atypical zoning condition which places the existing home
entirely within a non-conforming area .
3. "The variance, if granted, will not alter the essential character of the locality"
Correct . The essential bones of this house remain intact. The small addition and refinements to
the roofs are improvements that will not alter the already eclectic character of the neighboring
properties. The views of neighbors will not be adversely affected by these improvements.
4 . "Economic considerations alone do not constitute practical difficulties if reasonable use for the
property exists under the terms of the Zoning Chapter"
The home is entirely within the string test set back/average lake shore setback precluding any
improvements to the existing aging structure without a variance. The homeowners chose to
invest in this existing home and do a significant remodel rather than tear down.
5. N/A
6. "The board of Appeals and Adjustments or the Council may not permit as a variance any use that
is not allowed under this Chapter for property in the zone where the affected person's land is
located"
The home's use is to remain a single-family residence. Ha r dcover is unaffected .
7 . N/A
1300 Bracketts Point Road Variance Application
;•ii ·3 9 97 :j:i: ~ .
RECEIVED
DEC 131U1/
CITY OF ORONO
8 . "The special conditions applying to the structure or land in question are peculiar to such property
or immediately adjoining property"
The entire existing house falls within the average lake shore setback, as this house sits on a
slight promontory in the land as compared to its adjacent neighbors . The neighbors' homes are
respectively 77 .2 and 117.5 feet from the Ordinary High Water (O .H.W .) line of Lake
Minnetonka. The resulting setback line on this property thus varies from 160.1 to 240 .0 feet
from the O.H .W. line.
Due to the combination of the required string test and the peculiar promontory of land , a
variance on this property is required in many instances where it would not be required on the
adjacent properties .
9. "The conditions do not apply generally to other land or structures in the district in which said
land is located"
See #8 .
10. "The granting of the application is necessary for the preservation and enjoyment of a substantial
property right of the applicant"
As the entire house is nonconforming, any improvements to extend the life of the home and
maintain its value given its location require a variance. The variance will provide the
opportunity to make a house with an aesthetic and spaces that meet the homeowner's goals .
11. "The granting of the proposed variance will not in any way impair health, safety, comfort,
morals, or in any other respect be contrary to the intent of the Zoning Code"
Correct . All work proposed will be executed per code or above code minimum requirements . It
will improve the energy consumption and quality of life for the homeowners.
12. "The granting of such variance will not merely serve as a convenience to the applicant, but is
necessary to alleviate demonstrable difficulty"
As the entire house is nonconforming, any improvements to extend the life of the home and
maintain its value given its location require a variance . The variance allows the investment in
this property to be brought to fruition.
1300 Bracketts Point Road Variance AppH ~}~i~ 9 9 7_
''·g·· .,,,/ a i1 -
RECEIVED
2 DEC 1 3 zu i.
CITY OF ORONO
City of Orono
(~~iON(j\\
\~~r }) Property Address: l~o-o SAAc...~tt7? poli'-l(: Boi'sQ
~, 0;1/
"•-1:,rno""~ Prepared by: Date: \ \ "~,--·"" --JDHhl 14-\ov -g,Et\~r L.ArZ.fuoN, Aec:.14. \2..1 I? \7
Hardcover Calculation Worksheet
Stormwater Quality Overlay District Tier: (Circle one~ Tier 2 Tier 3 Tier 4 Tier 5 ~ I ~
E°'i<.\51t1Nv, 1
Step 2: PROPOSED HARDCOVER
In the following table, identify all items of proposed hardcover on the property, keyed by letter to Certificate of Survey
(survey must accompany this form). Include all existing hardcover items that are intended to remain, as well as all
proposed hardcover items that will be added . Use as many lines as necessary to accurately depict proposed hardcover
status of the property. For Tier 1 properties, identify any features by letter which are split at the 75' setback line and
I I h d f t I f h rt· ca cu ate ar cover square ootaqe separa e1v or eac po 10n.
Keyto Hardcover Item (Describe) Length X Width Total
Survey (Square Feet)
(Example) (Garaqe) (24' X 30') (720 S.F.)
A F, -. ... 1,. .LJ. --\ ,:,, .. ,,,,.,._ '-{ .,, .... c; S.F.
B •--•HI -r' r,r, IV'r;.W~"V ,oo-,,. lr.o'2.U f.. S.F.
C ,,. .,. 'i ~ n _c-;,:._ r:,o, , , , -'• .. +~ ... ..J ~11' o,L fl_' I. ,:,-w:: ~ ,r. t:, 0\ S.F.
D ,,.,,, ... -~ c-~ IC I A.,......,. .. ..,.,. &;~. l"ll&... "'.,. .. ~ S.F.
E ,,..., .. ,,. n~ r=nu1,,.1T1,,.,o...\ Ii::;' ,~" I 7 1, S.F.
F i?.b.'1t:=;.0 .,.J,; Ll•AIA>JC:,. l ~12.t='..r.. ",~t,, S.F.
G ~~LlAl.'t'"" ,All,.11.1"1;&,'JC,,
\ ,, ,. "2.. S.F.
H C:.J..1~.f""'> • ~r:: S.F .
I ~"tnf'JC: .;,.ffa~:"'. -1"1') I AVC:: ,; ~ '2,. S.F.
J f'l1Q"-Vr::..1 ....... 1'1C",,, ...... , I '7) '2. S.F.
K l"'.,.,1..,r.o.~ ""'-.,.,,.. ....
,
I 0.1') S.F.
L a_'l.:'t-\AIA I C. o..1...!~ u.J/ 1"1 1~1 ~ I A"-.S:: I .I;' L.. S.F.
M 010'...-\AJA.11.C!. • , 1 / ,,J ~ 51 ,..,. t .I I c. '10" S.F .
N b~-............ .,,.,., ~ ...... .,. -,:::;.q I Ji.. '7 C: I ... t>dn,y I "1 L. c; S.F.
0 r,12,1 •~ ...... "' <. t71o. I.C:-...;n\,J,:;: U IA" I '1"\ '7n S.F .
p -'"t"-'Gn r.onC.~ C..T'1J1,ll= S.F.
Q .. wu.i::ce C. 'T"O, ~ " D'2.\..J <=••• """1 ( ~.., •-., laJI L. 'I "~ 1.. S .F.
R . r . ., S.F.
s S.F.
T S.F.
u S.F.
V S.F .
w S.F.
X S.F.
y S.F.
z S.F.
(1) Total Proposed Hardcover 2..~ ~t.. D S.F.
Excludable Hardcover (See Citv Code Sec 78-1684):
'C2.r:'1-. IA.I A 1.1 .c.. )J. "''" , ~ /, to.I 7 s-' n p 1 "'v r-, .. -'-S.F. . S.F.
S.F.
S.F.
S.F .
(2) Total Excludable Hardcover l S'" S .F .
(3) Net Proposed Hardcover [Subtract line (2) from line (1 )l "2. .,_, t::;o4 S.F.
(4) Total Lot Area I"":> l 0. ~'O S.F.
Proposed Hardcover Percentage [(3)-:-(4)] l?. ~ %
Packet Last Updated: January 2015 This is an information packet regarding Hardcover. Every effort has been made tRECEIVED
ensure the accuracy of the information contained herein; however, if any information is
not consistent with provisions of the City Cod,e, the Code provisions will prevail. DEC 1 3 20 l 7
Page 17 ~11 3 9 97
· C ITY OF ORON O
DAT A PRIVACY ADVISORY
In accordance with Minnesota State Statute 13 .04 R ights of Subjects of Da t a , Subd . 2 , "Tennessen warning", we
would like to inform you that your request for a permit or license from the City of Orono or any of its departments
may requ ire you to furnish certain priva te or confidential information.
You are notified that:
1. The information you furnish will be used to determine your qualification for the permit or license
requested .
2. You may refuse to supply data , but refusal may require that the City deny the permit or license .
3. The information may be shared with other local, state or federal agencies to the extent necessary
to process the permit or license.
4 . If your requested permit or license requires Council action to approve , some information may
become public.
5 . You have certain rights under Minnesota State Statute 13 .04 (see following page) to review private
data on yourself.
6. Your full name is required to process this application or permit.
First Middle
Address
O e.oN o IA N
City State
Variance Application -January 2017
Last
55~1
Zip
"t S'l. · ':n ~ . 19,11
Phone
Pag e 14 Jt 39 97
RECEIVED
DEC ·, 3 ZUH
CITY OF ORONO
ADJACENT PROPERTY OWNERS' ACKNOWLEDGEMENT FORM
R,<..,\.-.0\rj i L •-. vi. 5 S G\
l(we) Stoc.\<-h>"'
[print name(s)] [print address]
have reviewed the plans for the proposed improvement or proposed use of the property located at
\ 3 00 ~ < ,< ',:'.e,:fu g,,.,. -tPJ also referred to as Land Use Application No. ___ _
I (we) understand that in executing this acknowledgement, I (we) am (are) not asked to declare approval or
disapproval of the property or use but merely to confirm for the City Council that I (we) am (are) aware of the
improvement plans and that the proposed neighbor's project or use requires Council approval.
If you have any information that may assist the City in the review of this Land Use
Application, please submit your comments to the Building & Zoning Office at least 10
days prior to the scheduled meeting date.
*********************************************************************************************************************************
ADJACENT PROPERTY OWNERS' ACKNOWLEDGEMENT FORM
R, .... ~"~ ~ L .. kH~
I (we) .Sk-~.JC-\o\l\ of
[print name(s)] [print address]
h~ve reviewed ,.the plans for the proposed improvement or proposed use of the property located at
\300 Gr "--<.~fu Yo1Y1~ ~ also referred to as Land Use Application No. ___ _
I (we) understand that in executing this acknowledgement, I (we) am (are) not asked to declare approval or
disapproval of the property or use but merely to confirm for the City Council that I (we) am (are) aware of the
improvement plans and that the proposed neighbor's project or use requires Council approval.
Property Owner Date
Date
If you have any information that may assist the City in the review of this Land Use
Application, please submit your comments to the Building & Zoning Office at least 10
days prior to the scheduled meeting date .
Variance Application -January 2017 ~ff 39 97
Pag e 15
RE CEIVED
llC 13 £Ult
CflY OF ORONO
Attn : Melanie Curtis, City Planner
Orono City Hall
2750 Kelley Pkwy
Long Lake, MN 55356
RE: Halvorson variance request for 1300 Bracketts Point Road
To Whom it May Concern,
I am a neighbor of the property owned by George and Lorie Halvorson at 1300 Bracketts Point Road . I
have reviewed the proposed house and site plans and find the design favorable to the neighborhood . I
am aware that the location of the proposed improvements encroach on the lake-side setback; I support
the approval of the variance requested by the Halvorson's for these issues.
Sincerely,
~-~~
{)._, C.~'\.J. 5tv~~h~ L/!;u.r.r,c1 .J;,;r...,t.,r,-.-/
Address:
\ ?_ i D lf 1'"-C ¥-a-·""5 f?c," t fl-J.
~J°'-1 '2. "+~ , M N 5 5 J°I. /
# 3997
RECEIVED
DEC ·1 3 ZUI 1
Cl1Y OF ORONO
Minnesota Wetland Conse1Vation Act
Notice of Decision
Local Government Unit (LGU) Address
Minnehaha Creek Watershed District 15320 Minnetonka Blvd
Minnetonka, MN 55345
1. PROJECT INFORMATION
Applicant Name Project Name Date of
George and Lorie Halvorson 1300 Bracketts Point Road, Orono Application
8/7/2017
~ Attach site locator map
Type of Decision:
RECEIVED
DE-C 13 2017
CITY OF ORON O
Application
Number
W17-36
~ Wetland Boundaty or Type D No-Loss D Exemption
D Banking Plan
D Sequencing
D Replacement Plan
Technical Evaluation Panel Findings and Recommendation (if any):
D Approve D Approve with conditions 0Deny
Summaty (or attach):
2. LOCAL GOVERNMENT UNIT DECISION
Date of Decision: October 61h, 2017
~ Approved D Approved with conditions (include below) D Denied
LGU Findings and Conclusions (attach additional sheets as necessary):
George and Lorie Halvorson (The Applicant) has applied for wetland boundary & type
confomation for the wetlands located at 1300 Bracketts Point Road in the City of Orono,
Hennepin County, Minnesota. Legal description: Section 11, Township 117N, Range 23W.
The boundary/type approval was requested on August 7, 2017.
A wetland delineation was conducted by Kjolhaug Environmental Services Company on July
7, 2017. A complete delineation report and WCA application were submitted to MCWD on
August 7, 2017. No wetlands were delineated on site. The Applicant is requesting
concunence for a No Wetlands Dete1mination.
MCWD Staff and Kjolhaug Environmental Services Staff reviewed the site in the field on August
30111 , 2017. The vegeation had been mowed within the area of question . Two additional soil borings
were contducted showing no presnence of hydric soils. Upon a fm1her historical arieal review, MCWD
is in agreement with the No Wetlands Dete1minantion.
MCWD approves the absence of wetlands as investigated in the field and documented in the
delineation repo11. This decision is valid for five years. A future project located on this prope11y may
require a pennit from the MCWD.
BWSR Forms 7-1-10
of3 # 3997 Page I
or ep acement F R I Pl ans usmg ere its ·om t1e d ' fi l s tate et an at W l dB 1k
Bank Account # Bank Service Area County Credits Approved for
Withdrawal (sq. ft . or nearest
.01 acre)
Replacement Plan Approval Conditions. In addition to any conditions specified by the LGU, the
approval of a Wetland Replacement Plan is conditional upon the following:
D Financial Assurance: For project-specific replacement that is not in-advance, a financial assurance
specified by the LGU must be submitted to the LGU in accordance with MN Rule 8420.0522, Subp. 9
(List amount and type in LGU Findings).
D Deed Recording: For project-specific replacement, evidence must be provided to the LGU that the
BWSR "Declaration of Restrictions and Covenants" and "Consent to Replacement Wetland" forms
have been filed with the county recorder's office in which the replacement wetland is located .
D Credit Withdrawal: For replacement consisting of wetland bank credits, confmnation that BWSR
has withdrawn the credits from the state wetland bank as specified in the approved replacement plan.
Wetlands may not be impacted until all applicable conditions have been met!
LGU Authorized Si ature:
Signing and mailing of this completed form to the appropriate recipients in accordance with 8420.0255,
Subp. 5 provides notice that a decision was made by the LGU under the Wetland Conservation Act as
specified above . If additional details on the decision exist, they have been provided to the landowner
and are available from the LGU u on re uest.
Name
Heidi Quinn
Title
Permitting Technician
Date
10/6/2017
Phone Number and E-mail
(952) 641-4504
hquinn@minnehahacreek.org
THIS DECISION ONLY APPLIES TO THE MINNESOTA WETLAND CONSERVATION ACT.
Additional approvals or permits from local, state, and federal agencies may be required . Check with all
appropriate authorities before commencing work in or near wetlands .
Applicants proceed at their own risk if work authorized by this decision is stai1ed before the time period
for appeal (30 days) has expired. If this decision is reversed or revised under appeal, the applicant may be
responsible for restoring or replacing all wetland impacts.
This decision is valid for three years from the date of decision unless a longer period is advised by the TEP
and specified in this notice of decision.
3. APPEAL OF THIS DECISION
Pursuant to MN Rule 8420.0905, any appeal of this decision can only be commenced by mailing a petition
for appeal , including applicable fee, within thirty (30) calendar days of the date of the mailing of this Notice
to the following as indicated :
Check one:
[gl Appeal of an LGU staff decision. Send
petition and $0 fee (if applicable) to :
Minnehaha Creek Watershed District
15320 Minnetonka Blvd
Minnetonka, MN 55345
BWSR Forms 7-1 -10
of3
D Appeal of LGU governing body decision.
Send petition and $500 filing fee to:
Executive Director
Minnesota Board of Water and Soil Resources
520 Lafayette Road North
St. Paul, MN 55155
Page2
4. LIST OF ADDRESSEES
[8] SWCD TEP member: Stacey Lijewski-Stacey.lijewski@hennepin.us
[8] BWSR TEP member: Ben Meyer -ben.meyer@state.mn.us
D LGU TEP member (if different than LGU Contact):
D DNR TEP member:
[8] DNR Regional Office (if different than DNR TEP member): Becky Horton -
becky.horton@state.mn.us
D WD or WMO (if applicable):
[8J Applicant (notice only) and Landowner (if different): George.halvorson@gmail.com
[8] Members of the public who requested notice (notice only): Adam Cameron-
adam@kjolhaugenv.com, Melanie Curtis-mcurtis@ci.orono.mn.us, Christine Mattson-
cmattson@ci.orono.mn.us
[8J Corps of Engineers Project Manager (notice only): Ryan Malterud -
Ryan.m.malterud@usace.army.mil
D BWSR Wetland Bank Coordinator (wetland bank plan applications only)
5. MAILING INFORMATION
);>Fora list of BWSR TEP representatives: www.bwsr.state.mn .us/aboutbwsr/workareas/WCA areas.pdf
»For a list ofDNR TEP representatives : www.bwsr.state.mn.us/wetlands/wca/DNR TEP contacts.pdf
»D 1 t fN t IR epa1 men o aura esources R . I Offi eg10na ices:
NW Region : NE Region : Central Region : Southern Region:
Reg. Env. Assess. Ecol. Reg . Env. Assess. Ecol. Reg. Env . Assess . Reg . Env . Assess . Ecol.
Div . Ecol. Resources Div. Ecol. Resources Ecol. Div . Ecol. Resources
2115 Birchmont Beach Rd . 1201 E. Hwy. 2 Div. Ecol. Resources 261 Hwy. 15 South
NE Grand Rapids, MN 1200 Warner Road New Ulm , MN 56073
Bemidji, MN 56601 55744 St. Paul, MN 55106
For a map of DNR Administrative Regions, see: http ://files.dnr.state.mn.us/aboutdnr/dnr regions.pdf
);>Fora list of Corps of Project Managers : www .mvp.usace.army.mil/regulatory/default.asp?pageid=687
or send to :
US Army Corps of Engineers
St. Paul District, ATTN: OP-R
180 Fifth St. East, Suite 700
St. Paul , MN 55101-1678
»For Wetland Bank Plan applications, also send a copy of the application to :
Minnesota Board of Water and Soil Resources
Wetland Bank Coordinator
520 Lafayette Road No11h
St. Paul, MN 55155
6. ATTACHMENTS
In addition to the site locator map, list any other attachments:
D
D
D
BWSR Forms 7-1-10
of3 # 3997 Page 3
C] Property Boundary
• Sample Point
Figure 2 -Existing Conditions
N
A
0 125
Feet
Kf OLHAUG ENVIRONMENTAL SERVICES COMPANY
Source: MnGco, ESRI Imagery Bascmap
Bracketts Point Road Site (KES 2017-116)
Orono, Minnesota
Note: Boundaries indicated
on this figure are approximate
and do not constitute an
official survey product.
~~= --::; =-=::~--=-
-----:..
----
::
/1 1
CRIS
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flparh
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Figure 1 -Site Location
1,500
I Feet
Bracketts Point Road Site (KES 2017-116)
Orono, Minnesota
.KjOLHAUG ENVIRONMENTAL SERVICES COMP~ 3 9 9 7 Source: ESRI Streets Basemap ff
Note : Boundaries indicated
on this figure are approximate
and do not constitute an
official survey product.
CITY OF ORONO
2750 KELLEY PARKWAY
ORONO, MN 55356-
II I Ill Ill Ill I II IIII III I I III I I Iii I II IIII II I 11 11111 11111 111 11
*2017-01626*
DATE ISSUED: 12/14/2017
ADDRESS
PIN
LEGALDESC
(952) 249-4600 FAX: (952) 249-4616
: 1300 BRACKETTS POINT RD
: 11-117-23-32-0017
: RGT ORONO POINT
: LOT 004 BLOCK 000
PERMIT TYPE : ESCROW FEE -APPLICANT
PROPERTY TYPE : RESIDENTIAL
CONSTRUCTION TYPE : ESCROW FEE -APPLICANT
NOTE: THIS $ I 000 ESCROW IS TIED TO ZONING APPLICATION 18-3997 PAID BY GEORGE HALVORSON CHECK 1107
APPLICANT
HALVORSON,GEORGE
1300 BRACKETTS PT RD
WAYZATA, MN 55391-
OWNER
HALVORSON,GEORGE
1300 BRACKETTS PT RD
WAYZATA, MN 55391-
AGREEMENT AND SWORN STATEMENT
The work for which this permit is issued shall be performed according to
the approved plans and specifications, applicable City approvals, and the
State Building Code. This permit is for only the work described and does
not grant permission for additional or related work which requires separate
permits. All provisions of laws and ordinances governing this type of work
shall be compied with whether or not specified herein. This permit will
expire and become null and void if construction authorized is not
commenced within 180 days of the date of issuance, or if construction is
suspended for a period of 180 days at any time after work has commenced.
The applicant is responsible for assuring all required inspections are
requested in conformance with the State Building Code. This permit may be
revoked at any time for due cause.
Applicant Permitee Signature Date
ESCROW FEE -APPLICANT
TOTAL
Payment(s)
CHECK 1107
Issued By Signature Date
1,000.00
1,000.00
1,000.00
RECl:IV!D
DEC 13 2017
CITY OF ORONO
The Halvorson Renovation -Variance Package
DRAWING INDEX
AOO
A02
A13
A14
A20
A21
A22
A23
X20
X21
X22
X23
X91
X92
X93
TITLE SHEET
PROPOSED SITE DIAGRAM
PROPOSED ROOF PLAN
PROPOSED GARAGE SECOND LEVEL
PROPOSED EXTERIOR ELEVATIONS
PROPOSED EXTERIOR ELEVATIONS
PROPOSED EXTERIOR ELEVATIONS
PROPOSED EXTERIOR ELEVATIONS
EXISTING EXTERIOR ELEVATIONS
EXISTING EXTERIOR ELEVATIONS
EXISTING EXTERIOR ELEVATIONS
EXISTING EXTERIOR ELEVATIONS
EXTERIOR PHOTOS
EXTERIOR PHOTOS
EXTERIOR PHOTOS
CONTACTS
Owner:
George & Lorie Halvorson
1300 Bracketts Point Road
Orono , MN 55391
Orono, Minnesota
Architect:
Rehkamp Larson Architects Inc.
2732 West 43rd Street
Minneapolis, MN 55410
t. 612 .285.7275
f . 612 .285.7274
Contacts:
Jean Rehkamp Larson, AIA
jean@rehkamplarson.com
Amanda Kay
amanda@rehkamplarson.com
Builder:
Welch Forsman
6026 Pillsbury Avenue S
Minneapolis , MN 55419
t. 612.827.4455
Contacts:
Don Forsman
don@welchforsman .com
Structural Engineer:
Bunkers & Associates
Structural Engineers
6687 Forest Street
Farmington, MN 55024
t. 651.366.2853
Contact:
Eric Bunkers
ericb@bunkersandassociates.com
GENERAL NOTE:
Interiors:
Alecia Stevens Interiors
510 Grove land Ave , No .116
Minneapolis , MN 55403
t. 612.889.7188
Contact:
Alecia Stevens
alecia@aleciastevens.com
FULL SIZE SET: 24" X 36". SCALE AS NOTED.
HALF SIZE SET: 11" X 17". SCALE IS 1/2 OF NOTED.
3997
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PROJECT PHASE :
VARIANCE
PROJECT NUMBER:
17..()04
ISSU E DATE:
December 13, 2017
DRAWN BY:
JK
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TITLE SHEET
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PRIVATE ROAD
EASEMENT BURDENING
SUBJECT PROPERTY
PER DOC. NO. 5888651
(ITEM NO. 10)
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& 5357598 (ITEM NO. 9) 1 \ \ . .-
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EASEMENT BENEFITING
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PER DOC. NO. 5888651
(ITEM NO. 10)
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GARAGE. DRIVEWAY & TIRE PATH
SUBMITTED UNDER SEPARATE
PERMIT NOV.2017 -NOT REQUIRED
FOR REVIEW IN PROPOSED
VAR IANCE PACKAGE. SHOWN
HEREIN FOR REFERENCE ONLY.
REQUISITE AREA IS INCLUDED IN
ATTACHED HARDCOVER
CALCULATIONS FOR
CONSISTENCY.~
NEW GRAVEL
DRIVEWAY
----------
,,-. ________ _
/ CN
' r'-:) / ---
1.
2 .
3 .
4 .
--
--
PROPOSED GABLE
ROOF @ EXIST. HIP
ROOF ENDS . TO MATCH
EXIST. ROOF SLOPE . -----7T~,.,_____
PROPOSED RAISED
EXIST. OVERHANG
PROPOSED SECOND
LEVEL OVER GARAGE
W/ GABLE ROOF (OVER
EXIST. FLAT ROOF)
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PROJECT PH ASE :
VARIA NCE
PROJECT NUM BER :
17-004
ISS UE DAT E:
December 13 . 20 17
DRAWN BY :
SURVEYOR/ AK
A02
SITE DIAGRAM
1. PROPOSED GABLE ROOF IN
PLACE OF EXIST. FLAT ROOF
,-------------------,
: I
NEW GUTTERS
AT ALL LOCATIONS GENERAL NOTES:
D
2 . PROPOSED GABLE ROOF @
EXIST. HIP ROOF ENDS . TO
I i+==============================::l
-----LIL I NEW GUTTERS
1. SHADED AREAS DENOTE THE
AREAS OF WORK UNDER
CONSIDERATION FOR
VARIANCE .
MATCH EXIST. ROOF SLOPE . ---------
3. PROPOSED RAISED EXIST.
OVERHANG ~~~~~~
4 . PROPOSEDSECONDLEVEL
OVER GARAGE WI GABLE ROOF
(OVER EXIST. FLAT ROOF) ---
~ NE~;~~;J:i:~~:ACE ~
AT ENTI RE FLAT ROOF
(SEE A12.2 FOR SUNSET
DECK LOCATION & INFO)
I
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AT ENTIRE FlA T ROOF
EXT'G BRICK
CHIMNEY
XIST ING
OF DECK
BELOW
UP 14"
UP 14"
--------------,
NOTE: INCREASE EXTG SLOPE
FOR BETTER DRAINAGE TO
GUTTERS@ ALL FL.AT ROOFS
' _,,,NEWGRAYTPOSURFACE~ ~ w/GRAVEUROCK
AT ENTIRE FLAT ROOF
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AT ALL LOCATIONS
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EXT'G SKYLIGHT TO
REMAIN· VFY CONDITION
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~~~;o~~DR~iFL~:iiFT~ -------------------
MATCH EXISTING ROOF SLOPE
NEW GUTTERS
AT ALL LOCATIONS
-1
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2. ALL ELEMENTS SHOWN ARE
EITHER NEW ROOF SHAPES
(SLOPES UNCHANGED FROM
EXISTING) OR ENCLOSED
SPACE ABOVE AN EXISTING
SPACE . THERE ARE NO NEW
ELEMENTS @ GROUND LEVEL.
3. ADDITIONAL NOTES
REFERENCING OTHER
ELEMENTS OUTSIDE OF THE
SHADED VARIANCE AREAS ARE
ONLY INCLUDED TO PROVIDE
CONTEXT.
l1===:=i;:========~==========::::::i
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NEW GUTTERS
AT ALL LOCATIONS
NOTE: INCREASE EXT'G SLOPE
FOR BETTER DRAINAGE TO
GUTTERS@ ALL FLAT ROOFS
NEWFLAT ROOF BELOW
TO REPLACE EX!STIN G RAISE
OVERHANG ABOVE DOORMY.
NEW GUTTERS
AT ALL LOCATIONS
ROOF PLAN
Scale: 1/4"= 1'-0" on 24x36 {1/8"= 1'-0" on 11x17)
MATCH NEW OVERHANG
wf EXISTING UPPER
LEVEL OVERHANG
REUSE EXISTING GUTIERS
AT EAVE ENDS IF POSSIBLE
North
# 3997
z
0
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(.)
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0::
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w
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w
(.) z
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N -M
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""'"
PROJECT PHASE:
VARIANCE
PROJECT NUMBER:
17-004
ISSUE DATE:
Decem ber 13. 2017
DRAWN BY :
AK
A13
ROOF PLAN
--·--···--------·---··-·-·-···--·~·---
NEW GUTTERS
GRAY TPO SURFACE
AT FLAT ROOF w/
GRAVEUROCK
METALRAJLING-SEE
ELEVATIONS
IPE DECKING PANELS
ON PEDESTAL SYSTEM
0 w
EXISTING FLAT ROOF ------4-t--
r ---
20'-0'
4'-7~"
R.0 . R.O.
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, _____ 1-1 -·-·······
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\
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MAIN HOUSE REMODEL UNDER
SEPARATE APPROVED PERMIT
\
\
UPPER LEVEL GARAGE PLAN
Scale: 114"= 1'-0" o n 24x36 (1/8"= 1'-0" on 11x17)
NOTE 2x8 or 2:i110 WALLS
AT PAVILION TO ALLOW
FOR 'MNDOWCOVERINGS
SET IN DEEPER JAMBS
\
\
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\
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North
# 3997
z
0
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l-o z
w
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< a.
w
(.) z
< 0::
~
PROJECT PHASE:
VARIANCE
PROJECT NUMBER:
17-004
ISSUE DATE:
December 13, 2017
DRAWN BY :
AK
A14
UPPER LEVEL
GARAGE PLAN
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m m .. E]§ .. . '
... / ' ....... . , ' ... ~-·-.
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' ' . .. " ,, ' ,
. ..
NEW CLAD WNDOvVS AT All
LOCATIONS UNLESS NOTED
OTHERWSE
CUT STONE TRIM AT MOST
WNOOV...S & DOORS
SOUTHWEST ELEVATION OVERALL
Scale: 3/16"= 1'-0" o n 24x36 (3/3 2"= 1'-0" on 11 x1 7)
NEW ASP HALT SHINGLES
NEW GABLED ROOF ABOVE·
OVERLAY GABLE FRAMING
OVER HIP STRUCTURE-SEE
STRUCTURAL PLANS FOR INFO
NEWGUTIERS AT ALL LOCATIONS
NEW GABLED ROOF OVER EXrG
STRUCTURE. CONFIRM STRUCTURAL
..-----~NEW GUTTERS TO
INTEGRITY OF EXISTING ROOF AND
REPAIR/ REPLACE AS NEEDED ---------MATCH EXISTING
NEW ASPHALT SHINGLES
NOTE: AT CONSERVATORY.
REMOVE ALL exrG METAL
DETAILING @vVINOO\fvS
CUT BRICK P1ER QQ'v\t,I & CAP
ABOVE GRANITE PLINTH
-------ALL OTHER EXT'G BR ICK PIERS
& GRANITE WALLS TO REMAIN
2 SOUTHWEST ELEVATION w/ CONSERVATORY
Scale: 1/4"= 1'--0" on 24x36 (118"= 1'-0" on 1h17)
GENERAL NOTES: AREAS OF WORK:
1.
2 .
3 .
BUBBLED AREAS DENOTE THE AREAS OF WORK UNDER CONSIDERATION FOR VARIANCE,
ALL ELEMENTS SHOWN ARE EITHER NEW ROOF SHAPES (SLOPES UNCHANGED FROM EXISTING) OR ENC LOSED
SPACE ABOVE AN EXISTING SPACE . THERE ARE NO NEW ELEMENTS @ GROUND LEVEL
ADDITIONAL NOTES REFERENCING OTHER ELEMENTS OUTSIDE OF THE SHADED VARIANCE AREAS ARE ONLY
INCLUDED TO PROVIDE CONTEXT.
1 .
2 .
3.
4 .
PROPOSED GABLE ROOF IN PLACE OF EXISTING FLAT ROOF
PROPOSED GABLE ROOF @ EXIST. HIP ROOF ENDS . TO
MATCH EXIST. ROOF SLOPE.
PROPOSED RAISED EXIST. OVERHANG
PROPOSED SECOND LEVEL OVER GARAGE W/ GABLE R@ F 3 9 97
(OVER EXIST. FLAT ROOF) ft
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0 .::
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-Cl) Cl) ..,_ (l)
-c
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(1) ctl ~
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PROJECT PHASE:
V AR IANCE
PROJECT NUMBER:
17-004
ISSUE DATE:
Dece mber 13. 2017
DRAWN BY:
AK
A20
EXTERIOR
ELEVATIONS
1
r--__ CfJ _ ------~
I --~-:-=~-:.1---------_T _ ----------•
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c:t
I,,
,-------
1 ~ -1-.-.
,---5 I. .......,__ ____ _
NEW GUTTERS AT
ALL LOCATIONS" ---
2
NORTHEAST ELEVATION OVERALL
Scale: 3/16"= 1'-0" o n 24x36 (3/32"= 1'-0" o n 11 x17)
1
NORTHEAST ELEVATION w/ CONSERVATORY
Scale: 1/4"= 1'--0 " on 24 x36 (1/8"= 1'-0" on 11x17)
NEW STONE STOO P_.)
TO REPLACE EX T G j
EXT'G CONC . ......._ I/
RETA ININ G W ALL
GENERAL NOTES :
1.
2 .
3 .
BUBBLED AREAS DENOTE THE AREAS OF WORK UNDER CONSIDERATION FOR VARIANCE.
ALL ELEMENTS SHOWN ARE EITHER NEW ROOF SHAPES (SLOPES UNCHANGED FROM EXISTING) OR ENC LOSED
SPACE ABOVE AN EXISTING SPACE . THERE ARE NO NEW ELEMENTS@ GROUND LEVEL.
ADDITIONAL NOTES REFERENCING OTHER ELEMENTS OUTSIDE OF THE SHADED VARIANCE AREAS ARE ONLY
INCLUDED TO PROVIDE CONTEXT.
I
I
I
I
I
I
I
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AREAS OF WORK :
1.
2 .
3 .
4.
PROPOSED GABLE ROOF IN PLACE OF EXISTING FLAT ROOF
PROPOSED GABLE ROOF @ EXIST. HIP ROOF ENDS . TO
MATCH EXIST. ROOF SLOPE .
PROPOSED RAISED EXIST. OVERHANG
PROPOSED SECOND LEVEL OVER GARAGE W/ GAB LE ROOF
(OVER EXIST. FLAT ROOF) # 3 9 9 7
z
0 .::
(.)
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(.)
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0
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a.
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(.) z
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0::
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N -M --N -
P ROJECT PHASE:
V ARIAN CE
PROJECT NUMBER:
17-004
ISSUE DATE:
Dece mber 13. 20 17
DRAWN BY :
AK
A21
EXTERIOR
ELEVATIONS
.--___ g:i _______________ _
N~~~~~EgA~~~~::l~~----
1
OVER HIP STRUCTURE-SEE
STRUCTURAL PLANS FOR INFO
NEWASPHAL T SHINGLES
NEWCLADWNDOvVS AT ALL
LOCATIONS UNLESS NOTED
OTHERWSE
CUT STONE TRIM AT MOST
WNOO\Mi & DOORS
NEW GABLED ROOF-SEE
STRUCTURAL PLANS FOR INFO
rnl----------lr --
NEW DOORS AT ENO WALL OF
CONSERVATORY ONLY· ALL
OTHERS TO REMAIN
..-:1N
(')
I
LO
NEW GUTTERS AT
ALL LOCATIONS
~EXT'G CONC. RETAINING ......-......._
WALL TO REMAIN
121 1 ~~~.'..~;~~:,.~;~~.!:}x~1N
r------~--------------~
NEW GABLED ROOF TO
REPLACE EXT'G HIP
NEWASPHAL T SHINGLES -m .. · .. •--[el-----y /. LS],
=
EXT'G CONC
RETAINING WALL
GENERAL NOTES:
~NEW STUCCO~
WALL FINISH
1. BUBBLED AREAS DENOTE THE AREAS OF WORK UNDER CONSIDERATION FOR VARIANCE .
2 . ALL ELEMENTS SHOWN ARE EITHER NEW ROOF SHAPES (SLOPES UNCHANGED FROM EXISTING) OR ENCLOSED
SPACE ABOVE AN EXISTING SPACE . THERE ARE NO NEW ELEMENTS @ GROUND LEVEL.
3. ADDITIONAL NOTES REFERENCING OTHER ELEMENTS OUTSIDE OF THE SHADED VARIANCE AREAS ARE ONLY
INCLUDED TO PROVIDE CONTEXT.
~SECTION THROUGH ~
EXISTING GARAGE
Scale: 1/4"= 1'-0" on 24x36 (1/8"= 1'-0" on 11 x17)
NORTHWEST ELEVATION CUT THROUGH GARAGE 2
AREAS OF WORK:
1.
2 .
3 .
4 .
PROPOSED GABLE ROOF IN PLACE OF EXISTING FLAT ROOF
PROPOSED GABLE ROOF @ EXIST. HIP ROOF ENDS . TO
MATCH EXIST. ROOF SLOPE.
PROPOSED RAISED EXIST. OVERHANG
PROPOSED SECOND LEVEL OVER GARAGE W/ GABLE ROQJ.I,.
(OVER EXIST . FLAT ROOF) ft
z
0 .::
(.)
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a.
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.....
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N -3997 M
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""'"
PROJECT PHASE :
VARIANCE
PROJECT NUMBER:
17-004
ISSUE DATE:
December 13. 2017
DRAWN BY:
AK
A22
EXTERIOR
ELEVATIONS
r----------~--------__,.. _______ _ r-----------------------,
6' z
,;t i= _, Cl)
O> ->< w -
EXISTING BRI CK
TO RE MAI N
CUSTOM V,,000 GARAGE
DOORS-STYLE TBD
(PROVIDE ALLO\NANCE)
l===-c·--·····---·-·
······------·····--····· -----
WEST GARAGE ELEVATION
Scale: 1/4"= 1'--0" on 24x36 (1 (8 "= 1'-0" o n 11x17)
....... ~ ..
~
~ q
7 -
r--------------------,
I
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!=,,..-,-~···········---__ ,____, ____ ·•··· ... . . ...
4 Cl
I
,;t
I
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EXISTING PAINTED BRICK
WNG WALL TO REMAIN
~
m
NEWASPHAL T SHINGLES
SOUTH GARAGE ELEVATION
Scale: 1/4"= 1'--0" on 24x36 (1/8"= 1'-0" o n 11x17)
STUCCO
WALL FINISH
__ J
------------~-~ ~~ ~
NEW ASPHALT SHINGLES
NEW GUTTERS TO
M ATCH REST OF HOUSE
NEW CLAD 'MNDOW
& DOOR UNITS w/ VI.C OO I TRIM AT PAVILION
ROOF DECK w/ CUSTOM I :~1~~::~1;e~~~6~ND
TPO W/ GRAVEL. VFY
I
I
I
I
I
I
~EWSTUCCO ~
W A LL FINISH I
3 EAST GARAGE ELEVATION
Scale: 1/4"= 1'-0" o n 24x36 (1/8"= 1'-0" on 11x17)
GENERAL NOTES :
EXISTING PAINTED
BRICK TO REMAIN 6'
= z o-
1 I-N Cl) ..... x
w -
1. BUBBLED AREAS DENOTE THE AREAS OF WORK UNDER CONSIDERATION FOR VARIANCE .
2 . ALL ELEMENTS SHOWN ARE EITHER NEW ROOF SHAPES (SLOPES UNCHANGED FROM EXISTING) OR ENCLOSED
SPACE ABOVE AN EXISTING SPACE . THERE ARE NO NEW ELEMENTS@ GROUND LEVEL .
3. ADDITIONAL NOTES REFERENCING OTHER ELEMENTS OUTSIDE OF THE SHADED VARIANCE AREAS ARE ONLY
INCLUDED TO PROVIDE CONTEXT.
4 NORTH GARAGE ELEVATION
Scale : 1/4"= 1'-0" o n 24 x36 (1 18"= 1'-0" on 11 x17)
AREAS OF WORK:
1 . PROPOSED GABLE ROOF IN PLACE OF EX ISTING FLAT ROOF
2. PROPOSED GABLE ROOF @ EXIST. HIP ROOF ENDS . TO
MATCH EXIST. ROOF SLOPE .
3 . PROPOSED RAISED EXIST. OVERHANG
4 . PROPOSED SECOND LEVEL OVER GARAGE W/ GABLE ROOF
0)
I
0)
(OVER EXIST . FLAT ROOF ) 3 9 97
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0 .::
(.)
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l-o z
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<(
a.
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(.)
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N -M
"""" -N
""""
PROJECT PHASE:
V ARI A NCE
PROJECT NUMBER
17-004
ISSUE DATE:
Dece mb e r 13 , 201 7
DRAWN BY•
AK
A23
EXTERIOR
ELEVATIONS
SEE SHEET X23 FOR
GARAGE ELEVATIONS
w ::p
[S],,l f--........... ---tr----------------~=~=;;:!;;;;=;;!;;;;;;;;;;;;!;;;;;;;;;~~..;...;~---
EXISTING SOUTHWEST ELEVATION OVERALL
Scale: 3116"= 1'--0" on 24x36 (3132"= 1'-0" on 1h17)
_JJ_ .:.::::::::::.c::: .... :...... . .................. ,., ....... ··········::::::··:··.-· .. ·:· ... ··.· .. ·.· .... ··_.·_.·_.·_.·_._.·" ...... : ··:·::·::::.::. ·._.· .. · . .-·.:: ··_.·.·.·.··.-· ... : .. _.:: .. · .. ::··· ········-·:::::::::::::::::::.:::::::::··· ....... :.:.:.········ .. : .... :::=:····~ ~--........... ······=-~····-·-==--~~----···-····-······ ···-·····;:;=-::;---·~·::··········-····-··:··~
-----·---·· ........... ,-. ............. .
o=-................................................................. . .
1 .......................................................................................... .
, ........................................................................................................... .
·····-···--···-·-·-···-········-···-·····-·····-···-···-···--·--······-········-···--··-----···-········-········-···-·;.=~=~~--------------'-----
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······················--·········--··········
1-----------------------·--l-::::.::·:::.:· ·•······· .......... ··-··-·· ....... .. ......... ·········
2 EXISTING SOUTHWEST ELEVATION w/ CONSERVATORY
Scale: 1/4":: 1'--0" on 24x36 (1 18"= 1'-0" on 1h17)
# 39 97
z
0 .::
(.)
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0
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~
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a.
w
(.) z
<(
0::
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......
T""
0
N -(")
T"" -N
T""
PROJECT PHASE:
VARIANCE
PROJECT NUMBER:
17-004
ISSUE DATE:
December 13, 2017
DRAWN BY :
AK
X20
EXISTING
ELEVATIONS
I
Ll
~,.
...... / .................. ,-.... .
EXISTING NORTHEAST LAKE ELEVATION-OVERALL
Scale: 3/16"= 1'-0" on 24x36 (3/32"= 1'-0" on 11x17)
~ :::l.._
~ =-::---::_::-:;;·~:c_c:_···········_·················· -----··.·· .•••.••••.... -~·_···· !~.·-··.·_.~······· .. ·.·.:~.:.-.·-' .· .. ·.··.·.·.·.·.·.··., .. ,,·,.·_···
..... ~~~~· ............ ::.~ ..... ~··:-...... -............. ---································•"'""'''''' ......... w..................... --' ' ~~
u u u
DlOODO D W LID [JJ LI ····===ea
······-················ ·························-·-·---·····
·-················ ·-·······-··-D
.
DDDDDD D
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E'====l
SEE SHEET X23 FOR
GARAGE ELEVATIONS
f============~==±a~==cJ ... ..J -,.,:t -~'.c~.:C:Cr:";'.;.?.,. •-=e •·, f t;;;;;;;!i ------.
11uu:~ ~~ -~~uo ~,1-----J.--
_,~ ~ ~-,,so:-;?''
2 EXISTING NORTHEAST ELEVATION w/ CONSERVATORY
Scale: 1/4"= 1'-0" on 24x36 (118"= 1'-0" on 11x17)
# 3997
z
0
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0
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C: ~ C
Ou:..:: en ro .:::: a.. .... -
0 (0 g
>Oo _o ._
C'a CV) 0 :::c ....
PROJECT PHASE:
VARIANCE
PROJECT NUMBER:
17-004
ISSUE DATE:
December 13 , 2017
DRAWN BY:
AK
X21
EXISTING
ELEVATIONS
EXISTING SOUTHEAST ELEVATION
Scale: 3/16"= 1'-0" on 24x36 (3/32"= 1'-0" on 11x17)
LJLJlli-----
2 EXISTING NORTHWEST ELEVATION
Scale: 1/4"= 1'-0" on 24x36 (1/6"= 1'-0" on 11x17)
# 3997
z
0
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0::
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'I'"" -N
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PROJECT PHASE:
VARIANCE
PROJECT NUMBER:
17-004
ISSUE DATE:
December 13, 2017
DRAWN BY:
AK
X22
EXISTING
ELEVATIONS
EXISTING EAST LAKE GARAGE ELEVATION EXISTING WEST GARAGE ELEVATION 2 Scale: 3116 "= 1'-0" on 24x36 (3/32"= 1'-0" on 11x17) Scale: 3116"= 1'-0" on 24x36 (3/32"= 1'-0" on 11x17)
3 EXISTING NORTH GARAGE ELEVATION
Scale: 1/4"= 1'-0" on 24x36 (1/8"= 1'-0" on 11x17)
# 3997
z
0 .::
0
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0::
I-en z
0
0
0::
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PROJECT PHASE:
VARIANCE
PROJECT NUMBER:
17-004
ISSUE DATE:
December 13 , 20 17
DRAWN BY:
AK
X23
EXISTING
ELEVATIONS
::t;:
\)J
'° '° '1
~ ............ ~.-·(DlllQll&".il\~ftt .• -· ~
:$ m
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Halvorson Renovation
1300 Bracketts Point Road
Orono, Minnesota 55391
REHKAMP LARSON ARCHITECTS INC .
2732 West 43rd Street, Mpls , MN 55410
Tel. 612-285-7275 Fax. 612-285-7274
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PROJECT PHASE:
VARIANCE
PROJECT NUMBER:
17-004
ISSUE DATE:
December 13, 2017
DRAWN BY :
JK
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EXTERIOR
PHOTOS
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Coordl'\Ote System (NAD 83 • 1966 84-)
20 40
SCALE 1,-; FEET
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LAKE MINNETONKA
WAYZATA BAY
WATER LOCATED JU LY 19, 2016
WATER ELEVATION ~ 929.0 (NGVD29)
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AELDCREW NO. BY DATE REVISION
CL .OM .AT CSP USE (INCLUDING COP'l1NG. DISTRIBUTION. ANO/OR
2115/2017 AVERAGE BLDG. SETBACK LINE CONVEYANCE OF INFORMATI ON) OF MS PROOUCTIS
DRAWN CSP
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2/17/2017 BURNET ttn.E STRICTlY PROHIBITED WITHOUT SATHRE-8ERGOU1ST,INC."s ---t---,-CC--f------'-'----+-''-'---"-----:::....----------1 EXPRESS WRITTEN AUTHORIZATION. USE WITHOUT SAID
CHECKED
CSP
AUTHORIZATION CONSTmJTES AN ILLEGITIMATE USE AND
SHALL THEREBY INOEM'4FY SATHRE-BERGOllST, INC. OF c:----t---,---f-----+-'--------------1 M.L RESPONSIBllJTY. SATHRE•BERGOLIST, INC. RESERVES
DATE
07/19/2016
THE RIGHT TO HOLD ~y ILLEGITIMATE USER OR PARTY
LEGALLY RESPONSIBLE FOR OM4AGES OR LOSSES
RESULTING FROM ILLEGITIMATE USE.
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To: Salty W. r.lM,ury, Bumc1 Ti!k. Custom llmncs Buildctli Titk. LLC. and Old Rq,ubli.: Sationul Tide: hNlmn.:c Comran)':
This is tn Cl"f1ify rh:u this map or r l:it 11.nd 1hc ~ur"ey on whi.:h it i~ ba:scJ wen: m:,,rk in 11ec11r.b.ll('t with !he 2016 Minimum St:mdan.J Detail
Rcquin:mcnts for ALTNNSrs Lund Tit;!' Surveys, jointty .:,;i:iblish..'O and ll00f'(l"'1 by /\LT,\ and NSPS. and indu<l...-. l!cms I· 5. 7a. 8 and 11 or
Table A thereof. The field wort was .:omrkted Oil August 2. 20 16.
Date: of Pia, ,,r Map: Augu....: 2. 2016
Mi nncsot11Liccn.,;c So.5.l6.12
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RECEIVED
DEC 1 3 2017
CITY OF ORONO
SATHRE-BERGQUIST, INC .
150 SOUTH BROADWAY WAYZATA, MN. 55391 (952) 47-
WWW.SATHRE.COM
D ESCRIPTION OF PROPERTY SU RVEYl:.I>
(Per SchC'duk A of1he herein rcforcnc:cd Tith~ Cnmmitmcnt)
Lot 4. RNrran1,;emro1 of Orono PI.Mnt ci.e~ that r,an of \'aca1ed Ccnlcr A\'cnuc as said Center AHnuc was dcdica1cd to lhe public in the plat of
Rcarrangcmcnl of Orono Poi nt . lyin11 northerly of a line drawn ~estniy perpendicular co the west line of said Loi 4 from a poinl on ~id wes1 lu,e
distam 182.29 feet nor1herl )' from the southwcsc romerofsaid Lor 4. Hmncpin County. ~iru,c:sota.
Al ,TN ACSM. OrTIONAL TABLf: A NOTES
(The fo llo~ing it ems reference Table A opc ional sun·cy rcsro,i t,;ibil itieii and srccifications)
2) Site Addn:'ll!!: 1300 Brackctls Point Rd. Orono. MN 5SJ9\
3) Flood Zone lnfonna1ion : This propcr1 y uppe:irs to lie in Zone X (are:1, dl'termined ll) be ot.llSidc the 0.2'Y1 annu:al dumce floodplain) and Zone
AE (special fl ood ha:r.ard area subject 10 inundation by the 1% :mnwl clulnce flood , base flood elevation d<1crmincd tobt:931 NG\11>29)pcr
Flood Insurance ltate Map. Community Panel No. 270188 0308 E elT«cive da te ofScptrmbcr 2. 2004.
4) r ~n.-cl Ar~a lnf,,n,u ti,111 ; Cirui<i. Area: I :\I .R20 i..f. -J .02fi ltl'.'res
R/W Arca: 3.655 s.f. -0.084 acres
Wet Arca : 41655 s.f. -0.107 acres •Sl."C nott' 18 bdO\\
Net Arca : 123,SIO s.f. -2JBSaerc-s.
5) Benchmark: l;k,·111ion~ arc b.JscJ on Mf\100T Geodetic Station Name: ELWELL M!",;OT whtCh has an ek.~·alion of: 91\0.362 (l.'CI (NA \'(})(k).
6) 7..1.ming lnfonnati(Wl: The cum.:nt Zonin~ for the subject [m'lf)'."'fty is l.R-IA (One Family l..ila,.,-hon~ Rc,-idmtial • 2 Acn:s) per the: City of
Oruuo·s wning map dah:d March 2011 und within Stonnwalcr Quality O,·crln y District Titt I. The setback. hcighL and fluurspacc area
n:stricli\mS for sa id ,onin~ (k-i;ignalion wt-re oh1aincd from lhe Ci1y of Omno found on their wd> si1e on lhc date of Jol y 2016 and are &.'I
foll ows:
Princir,il Struccurc Sclbaeks-Front: SO fefl : Side: JO fttt; Lake: 75 fo,.'1 (from Ordinary Hi@.h Water Linc)
l-leig.hl : 2.S storiei; and 30 fm
H ardco\·l.-r : 25 l"('rcenl of ~ross lot art.'a
(Within 75 fcct of the Ordinal')' lligh W111cr )..(\'cl (011\\'L) oftt n)' lake or tribulal)', and within any bluff or
shore impact zone, no hardcover shall be rtaced , lcw.:atl'li or constructl'li, CXl'l't)t for driveways. stairways. lifis.
landings and lockboxes as rC'i,c'U l:ttcJ by the Shorc lnnd Overlay District.)
rlcnsc note that the getk.·ral rcs1ric1ion s fo r 1he subject propcr1y may have been nnK-mkd tl,roogh a city pmccsi-. We cnuld be unaware ofsuch
am.:ndmem s if1hc y art' nol in a recorded documenl pnn ided to us. \Ve recommend th:il :i roni ng letter he llbuinc<I from 1hc 7.(ttting
Admi nistrator fo, the cum.-nt r<s1riclions for thi.,; site.
We ha ve not n.-cehl'li the curn.-nt ;1.oning da!isifica1ion and huildin~ s.."th.ld;, roquircmenLi fmm the Wurcr.
11) UtililiCll : We rui,·e ~hown the loc.11 1ion ofu1i liti~ nn the surwycd propcr1)' by obsl"n·cJ C\'idi:oce and city m:ord rhiiL" only. Then: may be
underground utilitil"5 l'fK'ombr..-ring the subject propcr1y we ;in: unaware. P lc;isc note th:lt we ha\'C not placl:d a Gophl.-r Stutc One Cn ll for this
survey . Thcrc may or HUI)' not be undcrgmunJ 11ti li til"!'i in the mnf'fl-,'tl 11n.:a , therefore ntrcnk.· caui;.10 mw.1 be cx1.•n:isc bcfon: uny ex .. :a\'lll1fN1
cakes pince oo nr near 1hi:o, sile. Rcfore digging. you :i re required hy law to notify f'IOJ11'1lTStak' One Call al lcasl 4~ hour, in ad'\".Jnce at
M l/454-0002.
I RJ Wetland : A wcll nnd delineation wa.,; noc preformed for this surwy. The "'elland is sOO\\TI P,.T Lilhrdara dtti\'cd from Minnesota Dq,.1rtmcn1
ofNa1ural Rc::courct'S on January 11 . 201., and is intr:ndcd 10 be an arrrmtim:a1c: location only. A \\'ctlnnd ddincarion is rC1."0mmc:ntkd for nn
alx·urate loca1ion .
SUR VEY R~i'ORT
Thi.; mur unJ rcrort "llS prcran.-J with lhc blT1L"fi 1 uf a Cummi1mcn1 for Ti tle lnsuruncc issUlsd by Custum Hume BuikkTS Title. LLC as issuina a,\"Jll
for Old Republic Nationa l Tille In surance Comrany. fik No. II B-J2299, dall-d June: JO. 20 16.
I) We nolC the follo\\ing wi1h rq::irds 10 Schedule U of the herein rcfcrt'f1l'Cd Tide Commi1mcnt :
n) Item no.'J 1-X arc not :wrwy rc la1cd
b) hem no. 9 Tl'ffi1S ttnJ condit ions of C'dSCmcn l for the perpetual right IU opcrutc and mainta in umk'l,lroulkf c;iblc and conduit, in fa,·ur or
Northwcsccm lkll Telephone Company. da ted January 11, 1945. filed July Ill. 1945, as l>ol;urncnl l",;o. 22970JI .
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d)
Panially rclcascd by Panial Release of E:iscm('flL dn1cd No,·1.:mbt....,.. 2S . 1987, filed O..·•ccmbcr IS. 1987. as Doc ument No. S357S98.
Ea.tr:1,unJWS M111fftt1tM,Mbj«tpropnty. S11uln,r:lfteffl is l omJed /1 /ttt~oftlir:"'bj«tpropn-tysJun+·11 '1tr:rr:011. (!)
Item no . 10 Tcnns and conditions o f Declaration (If Pri \':lle Road f:.ast."mcnt. da!cd Marth fi. IQ92. filed March 17. JQ92 , a.-. T>oc111m-n1
No. 5XkX<iS l. SJ.own hr:M111. @
hl"lll no . 11 Rights of the publk :and the Sute of Minnesota in and to !hat ponion of 1he insured prrmiscs l)ing below 1hc natural high
"'atermark ofLakeMinncconka S1ro-w11II~@
2) Ob~rva1ions/Comments n~cd hereon rcr field sur\'C)' s uch as (but not limi1cd toJ: accClis., Ol-c~tion. and ea.,;cments and/or servi tudes :
11 t Red circled letters reprcscnl lite Ci1y of Orono hardco\·cr workshcc1 i1cm.~. &.-c the com:spondi ng han:kowr worhhlx1. 1:x. (~
@ CAST !RON MON UMEN T
Cl CA TCH BASIN
<l F'L AREO ENO SECTION
I~ GA TE VAL VE
< GU'f WIRE
tr HYDRANT
0 SURVEY MONUMEN I SE I • SURVEY MOtJUM[NT rQUNO
If:-SU~VEY CONTROL POINT
0 LIGH T POL[
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SURVEY LEGEND
(!J A/C UNIT
&I CABLE TV PEOESTA.L
!El EL ECTRIC TRANSF'OR M[R
¢) EL ECTR IC M ANH OLE
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~--~ 81 TU!.JINDUS
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~----' cor~CRETE
CON TOUR EX ISTING -(9lD--CONTOUR PROPOSED
--O' --DR AI N TI LE
--<cc --ELEC TRIC UNDERGROUND
-,--)(-FENCE
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@ S.t.NITAR'I' MANHOLE
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0 STORM OR.A,IN
@ STC>f1M M ANHOU
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1w UTILI TY PEDESTAL
@ WELL
~---~ LANDSCAPING
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--ow;--OVERHEAD UTILITY
HH+++-+++++HH+t RAILROAD TR ACKS
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--»--STORM SEWER
--"' --TELEPHONE UNDERGROUND
--UT<--UTIIITY UNO[RGROl.>ID
--I --WATERMAIN
~--~ ROCK L ANDSCAPI NG
TWP.117 -RGE.23-SEC .11
ProJed City: Orono
Henneptn County ALTA/NSPS LAND TITLE SURVEY
FILE NO.
70663-001
PREPARED FOR: 1
SALLY W. PILLSBURY 1